A landlord’s wake-up call
Imagine this: You’ve just finished sprucing up a tidy three-storey property in central Eastbourne. The paint’s fresh, the furniture’s modern, and you’ve already found a few eager tenants. Everything’s falling into place until the council’s HMO licensing officer stops by and asks one small but important question:
“Can I see your fire alarm certificate?”
That’s the moment many landlords realise that a few battery-powered smoke alarms from the supermarket won’t cut it.
When you’re running an HMO, a House in Multiple Occupation, fire safety isn’t just about common sense. It’s the law. And for good reason.
At M and M Electrical Services Ltd, we’ve worked with countless landlords across Eastbourne, Seaford, and Hailsham who thought their property was compliant, only to discover that the regulations around fire alarm installations, testing, and maintenance are far more specific than they expected.
This guide explains exactly what you need to know: the legal requirements, what type of system is suitable for your property, and how to stay compliant without overspending.
We’ll also share a few real-world examples from our work as NICEIC-approved electricians and fire alarm engineers based right here in Eastbourne.
What exactly counts as an HMO?
If you’re a landlord in Eastbourne, chances are you already know what an HMO is, but the details can get a little grey.
Simply put, a House in Multiple Occupation (HMO) is a property rented out by at least three people who aren’t from the same household but share facilities like a kitchen or bathroom. Common examples include:
- Student houses near Eastbourne town centre or the University of Brighton campus
- Converted Victorian flats around Meads or Upperton
- Shared houses for young professionals in Polegate or Hailsham
Even small HMOs, like a two-storey shared house, often fall under stricter rules because of the higher risk profile, more tenants, more rooms, more cooking appliances, and sometimes, less attention paid to communal safety.
That’s why local councils and fire services take fire detection seriously. An HMO fire alarm system isn’t just a recommendation. It’s a legal obligation.
The legal side: what the law actually requires
The main piece of legislation you need to know about is the Regulatory Reform (Fire Safety) Order 2005. This law places the responsibility for fire safety on the “responsible person” , usually the landlord or managing agent.
For HMOs, the LACORS Fire Safety Guidance (and its updates) is the go-to reference for how to meet those duties. It outlines which type of alarm system and emergency lighting setup each property type requires.
In Eastbourne, as in most parts of the UK, your HMO licence will specify what level of fire detection is needed. Councils typically expect systems designed and installed to meet BS5839-6 (the British Standard for fire alarm systems in domestic properties).
If that sounds complicated, it’s because it is , and it’s why working with trained fire alarm engineers matters.
At M and M Electrical Services, we design, install, and maintain fire alarm systems that fully comply with BS5839-1 and BS5839-6, along with LACORS and the Disability Act 2004, where applicable.
We don’t just install a system and walk away. We make sure it’s right for your specific building layout and use case.
Learn more about our Fire Alarm Services
What type of fire alarm does your HMO need?
Not every HMO needs a complex, panel-controlled alarm system, but every HMO does need the right system for its size and layout.
Here’s how it generally breaks down:
Grade D System
- Mains-powered alarms with a battery backup.
- Interlinked detectors that trigger across the property.
- Typical for smaller HMOs (like two-storey shared houses).
Grade A System
- Central control panel with smoke, heat, and call point circuits.
- Usually required for larger or multi-storey HMOs.
- Allows for zoning and easier fault-finding.
A one-size-fits-all approach doesn’t work here.
We’ve seen small landlords overspend on commercial-grade systems they don’t need, and others risk non-compliance by sticking with domestic smoke alarms.
That’s why our fire alarm engineers in Eastbourne start every project with an on-site assessment. We consider the property layout, tenant type, and local authority requirements before recommending a design.
You’ll get a system that meets the regulations and fits your budget, no unnecessary extras, no cutting corners.
The hidden risks of poor maintenance
Installing a fire alarm system is just the beginning. Without regular maintenance, even the best system can fail when it matters most.
We once helped a landlord in Seaside who thought their fire alarm was fine. They’d had it installed years ago, but never booked a service visit. When we tested it, half the detectors didn’t activate, and the control panel hadn’t logged a test in over two years.
If the council or insurance company had checked, it could have meant serious penalties, or worse, a preventable fire.
At M and M Electrical Services, we handle ongoing Fire Alarm Maintenance and Fire Alarm Testing for landlords and businesses across Eastbourne. We maintain everything from small domestic systems to full Grade A networks in larger HMOs and hotels.
Our Inspections & Tests and Fire Alarm pages explain what’s involved and how often it should be done.
Regular servicing not only keeps your system compliant but also protects your tenants and your investment.
How often should you test your fire alarm?
Under BS5839-1, the standard for fire alarm systems, weekly testing is recommended, usually done by the property manager or landlord.
For HMOs, the general rule of thumb is:
- Weekly: Manual call point or alarm sounder test.
- Quarterly or biannually: Professional inspection by a qualified engineer.
- Annually: Full system service and certification.
During our Fire Alarm Tests, we check every component, detectors, manual call points, sounders, batteries, and control panels, to ensure the system performs as designed.
We also keep detailed test logs, which are essential for HMO licence renewals and insurance compliance.
If you’re unsure when your system was last tested, it’s worth scheduling a check now. Even a short delay could invalidate your cover or licence conditions.
When a rewire becomes necessary
Fire alarm upgrades sometimes reveal a deeper issue: outdated or unsafe wiring.
We often find that older HMOs around Eastbourne, particularly Victorian or Edwardian conversions, still rely on wiring that’s decades old. This can make it difficult to connect modern fire alarm systems safely.
That’s where our HMO Rewire Eastbourne service comes in.
We carry out full and partial rewires that bring your property up to modern electrical standards, ensuring your alarm system runs safely and efficiently.
If you suspect your wiring might be outdated, check out these guides we’ve published on our website:
- How to know if your electrics need rewiring – 7 advice from an Eastbourne electrician
- How to rewire a house in Eastbourne – 6 practical tips from M and M Electrical
In both articles, we explain the warning signs of outdated wiring and the benefits of updating it before installing new systems.
If your property hasn’t been inspected in a while, you can also request an Electrical Installation Condition Report (EICR) through our Inspections & Tests service.
Choosing the right fire alarm engineer
Anyone can fit a smoke alarm. Very few can design a compliant, properly tested fire alarm system for an HMO.
When choosing a fire alarm engineer, look for:
- NICEIC registration
- Experience with BS5839-1/6 systems
- Good local reputation and referrals
- Clear communication and aftercare
At M and M Electrical Services Ltd, our engineers are fully qualified, insured, and trained to British Fire Protection Systems Association standards. We’re known locally for reliability, quality, and honest advice.
Many of our clients come from word-of-mouth referrals, landlords, letting agents, and property managers who value professional workmanship and clear communication.
Why local expertise matters
Eastbourne isn’t London, and that’s exactly why local knowledge counts.
From Meads’ historic terraces to newer developments in Langney, every area has its quirks. Many older buildings have thick walls, unusual wiring routes, or a mix of old and new electrical installations.
We’ve worked on HMOs where running a new fire alarm cable meant carefully lifting century-old floorboards, and others where wireless detectors were a better fit to avoid disruption to tenants.
One recent project involved upgrading a large seafront HMO’s outdated alarm system. The challenge? Keeping tenants safe and comfortable while we replaced the wiring and control panel. We scheduled the work around quiet hours and completed everything within two days, fully tested and certified.
That kind of flexibility comes from being a local business that genuinely knows Eastbourne properties inside out.
Learn more about our Electrical Installations
Final thoughts
Having the right fire alarm in your HMO isn’t just about ticking a box. It’s about protecting people , and your livelihood.
A compliant system reduces risk, reassures tenants, and keeps you on the right side of the law. More importantly, it gives you peace of mind that if something does go wrong, you’ve done everything possible to keep everyone safe.
If you’re in Eastbourne or the surrounding areas and want straightforward, professional advice on fire alarm systems, rewires, or testing, M and M Electrical Services Ltd is always a call away.
We live here. We work here. And we take pride in helping our community stay safe.
Visit electriciansineastbourne.co.uk to learn more or book your next fire alarm service.
Taking action: keeping your tenants safe and compliant
To sum up, if you own or manage an HMO in Eastbourne, you absolutely do need a fire alarm system, and it needs to meet specific standards.
Here’s what you can do right now:
- Check your licence requirements with Eastbourne Borough Council.
- Confirm what type of system you have (Grade D or Grade A).
- Book a professional test if it’s been more than six months.
- Keep written records of all inspections and maintenance.
- Ask about upgrades or rewires if your system is outdated.
If you’re not sure where to start, we’re happy to help.
At M and M Electrical Services Ltd, we handle everything from initial surveys to complete Fire Alarm Installation, Testing, and Maintenance for HMOs, hotels, and commercial properties.
We’re fully insured, NICEIC-registered, and committed to doing every job safely, on time, and within budget.
Contact us today
📞 01323 364 439
📧 Maxmay@mandmelectricalservices.co.uk
📧 Aaron@mandmelectricalservices.co.uk
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