Smoke & CO Alarm Rules England 2026 (Landlord Guide)

What this guide covers

If you let a home in England, you need a smoke alarm on every storey and a carbon monoxide alarm in any room with a fixed combustion appliance such as a gas boiler (gas cookers don't count), all working on the day the tenancy starts. This guide covers what to fit, where to put it, how to test it at the start of a tenancy and how to keep the record. It's not legal advice, and Scotland, Wales and Northern Ireland have different rules. Check with your council too, especially for HMO licences.

Smoke alarms: what English law expects

The Smoke and Carbon Monoxide Alarm (England) Regulations (as amended) set baseline duties for specified tenancies in England. In outline, landlords must ensure:

• At least one smoke alarm on every storey of the premises that is wholly or partly used as living accommodation
• A carbon monoxide alarm in any room of the premises which is used as living accommodation and contains a fixed combustion appliance (other than a gas cooker, under the current English rules)

Alarms must be in working order at the start of a new tenancy (and when replacement tenancies begin, depending on the facts). Local authorities can impose civil penalties for breaches, so treat this as non-negotiable.

Practical placement: Smoke alarms are usually on ceilings in hallways and landings serving sleeping areas, and on each storey. Follow manufacturer instructions and British Standard guidance where applicable. Interlinked alarms are increasingly common in new builds and retrofits; older stock may have standalone units. Both can be compliant if correctly installed and maintained.

Carbon monoxide (CO) alarms: when landlords need them

CO alarms protect against faulty or poorly ventilated combustion equipment. In England, the regulations focus on rooms with fixed combustion appliances (again, excluding gas cookers only under current rules). Oil, solid fuel, and gas appliances that fall in scope need an alarm in that living room.

Good practice beyond the minimum: Many landlords also fit CO alarms near boiler cupboards or utility areas if a fixed appliance is present, and document installation dates and battery types. Sealed long-life batteries reduce tenant “battery removal” issues.

Not a substitute for Gas Safety: A Gas Safety Certificate (CP12) is still annual and separate. CO alarms add early warning; they do not replace servicing and Gas Safe checks. See the Gas Safety certificate guide.

Testing: landlord vs tenant responsibilities

At tenancy start, the landlord should ensure alarms work (many landlords test in front of the tenant and note the date). During the tenancy, tenants are typically expected to replace batteries where user-replaceable, but the landlord must repair or replace faulty alarms when notified. If a tenant reports a chirping or dead alarm, treat it as urgent.

Suggested rhythm: Weekly pressing the test button where realistic (often cited in fire safety messaging), plus a record at check-in, renewal, and property visits. HMOs and licensed properties may need more frequent documented checks: see the HMO compliance guide.

HMOs, selective licensing and fire risk

Houses in multiple occupation (HMOs) often face extra rules: licence conditions, Fire Risk Assessments, escape routes, and alarm types (interlinked, mains-powered, etc.). A generic domestic alarm kit may not be enough for a large HMO. Always align with your council and LACORS / BS 5839 guidance where relevant.

If you already track Fire Risk Assessment renewal in LetCompliance, adding per-alarm notes and next test dates in one place reduces the risk of nothing being checked between tenancies.

Where the evidence should live

Everything above comes down to one thing: on the day it matters, can you produce a dated record? LetCompliance gives each property a Safety area where you list the alarms one by one (“First-floor landing smoke”, “Kitchen CO”) with test dates, notes and a one-tap “Tested today” button. The check-in test and every later report become a dated record instead of a memory.

It sits alongside the rest of the let: gas, electrical and EPC dates with reminders before each one runs out, a 0 to 100 compliance score per property, inventories with photos for the check-in, and repairs logged against the property, so a tenant's report of a beeping alarm has a date and a response next to it.

It does not replace professional installation or the regulations themselves. It replaces the version of this where the evidence lives in your head.

Related: PAT testing for landlords, 2026 compliance checklist.

The 2022 amendment: what actually changed

The rules landlords quote are usually the 2015 version. The current law is the 2015 Regulations as amended by the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022, in force from 1 October 2022, and the amendment changed two things that matter.

Carbon monoxide alarms became far broader. The 2015 rule only caught rooms with a solid fuel appliance, so most landlords never needed one. Since October 2022 a CO alarm is required in any room used as living accommodation that contains a fixed combustion appliance, which brings in gas boilers, gas fires and oil-fired systems. Gas cookers are excluded.

That single change is why so many properties are quietly non-compliant. A flat with a gas boiler in the kitchen needed no CO alarm in 2021 and needs one now.

Repair became an express duty. The landlord must repair or replace an alarm found to be faulty, once informed. It is no longer enough to have installed working alarms at the start of the tenancy.

The obligations in plain terms

• At least one smoke alarm on every storey used as living accommodation. A two-storey house needs two, minimum. A loft conversion is a storey.
• A CO alarm in every room used as living accommodation containing a fixed combustion appliance, gas cookers excepted.
• All alarms working on the first day of the tenancy. This is your test, not the tenant's, and it is the one that gets checked.
• Repair or replace any alarm reported faulty during the tenancy.

The regulations do not specify alarm type, so battery units are lawful. Sealed ten-year lithium alarms are worth the extra few pounds because they remove the removed-battery failure mode entirely, which is the most common reason an alarm is dead when it is needed.

Position them properly: smoke alarms on the ceiling, central to a hallway or landing, and CO alarms at head height roughly one to three metres from the appliance, following the manufacturer's instructions. A CO alarm sitting in a drawer because it was never mounted is legally an alarm you do not have.

Enforcement, and what it costs to get wrong

The local authority enforces. Where it has reasonable grounds to believe you are in breach it serves a remedial notice giving 28 days to comply, counted from the day it is served. You can make written representations inside that window, which suspends the notice while they are considered. Ignore it and the council can arrange the work itself with the tenant's consent, and impose a civil penalty of up to £5,000.

You are not without a route back, though: you can request a written review, and if the penalty is confirmed or varied you can appeal to the First-tier Tribunal, which suspends the penalty until the appeal is determined.

Some tenancies are outside the regulations entirely, and it is worth knowing whether yours is: accommodation shared with the landlord or the landlord's family, long leases, student halls of residence, hotels and refuges, care homes, hospitals and hospices, and certain low-cost ownership and healthcare accommodation. Note that "student halls of residence" means halls, not an ordinary student house let on an assured tenancy. A shared student house in the private sector is squarely inside these rules.

The £5,000 is not the real exposure. Consider the sequence a landlord faces after a fire or a CO incident: an insurer examining whether the alarm requirements were met before paying a claim, a coroner or an HSE investigation asking the same, and a tenant with a straightforward negligence case. Set against an alarm costing £25 and a photograph, the risk is absurdly one-sided.

A worked example. A tenant reports a beeping smoke alarm in February by text message. The landlord means to deal with it, the message scrolls out of view, and nothing happens. In November there is a kitchen fire. The alarm is found to be non-functioning, and the February text is produced. The landlord had one clear duty: repair once informed. There is a dated record proving he was informed and a nine-month gap proving he did not act.

Nothing about that outcome required bad intent. It required a report that lived in a text thread instead of a system.

Building the evidence, not just the alarms

Compliance here is almost entirely evidential. The alarms are cheap and the installation is simple; what people lose on is proving the position on a specific date.

Three habits cover it:

Test at check-in and record it. Photograph each alarm in place, test it, and have the tenant sign the inventory or check-in report to confirm every alarm was working on day one. That single signed line resolves most disputes before they start.

Give the tenant the routine in writing. The Regulations put no testing duty on tenants: your duty is to check the alarms work at the start of each new tenancy. Still, ask tenants to test them regularly and to report any fault to you. Putting that in writing at the start makes the division of duty clear and evidenced.

Log every report and every response, with dates. A reported fault, the date you were told, what you did, and when. This is the record that decides the February-text scenario above, and it is the one that most often does not exist.

Related: PAT testing for landlords, 2026 compliance checklist.