Supporting Tenant Safety, Operational Continuity, and Compliance in BTR Environments
As urban populations expand and rental housing demand grows, the Build to Rent (BTR) sector has become a cornerstone of modern living. Designed for high-density occupancy and service-oriented living, BTR developments are designed to offer safety, security, and service. But with that complexity comes responsibility - particularly when it comes to managing fire safety systems effectively.
One key challenge across the BTR sector is the rising frequency of false and unwanted fire alarms, which can disrupt operations, reduce confidence in safety infrastructure, and place unnecessary strain on Fire and Rescue Services (FRS).
The Cost of Inaction: The Scale of False Fire Alarms in the UK
According to UK FRS data, automatic fire alarm (AFA) systems can account for up to one-third of emergency callouts. Shockingly, up to 99% of these are false alarms - often triggered by non-fire events such as:
Cooking fumes
Steam or dust
Aerosol sprays
Vaping
Inadequate maintenance or improper sensor placement
This is not simply an operational inconvenience. Every false alarm diverts critical emergency response resources away from genuine incidents. Over time, repeated disruptions also risk desensitising occupants, creating a potentially dangerous culture of complacency.
Fire Service Policy Changes: A Shift in Responsibility
Over the past decade many FRS have changed their policy on how they deal with AFAs with revisions generally applying to all calls whether they are made from the affected building, through a call handling organisation or some other method. Calls from automatic fire alarms are usually now challenged by the Service’s emergency call handling staff and, subject to the type of building and it’s use, could mean that unless an incident can be confirmed to be an actual fire or signs of fire, a fire appliance will not be sent. Importantly, policy does not apply to all buildings with schools, residential buildings, and many other types of buildings being classed as exempt.
If false alarms are frequent, people may gradually lose confidence in a fire alarm system and may start to ignore its warning. If a genuine fire alarm is ignored, clearly this can cause extensive damage to the premises and lead to death or serious injury.
Whilst there is local disruption, repeated attendances to false or unwanted fire signals places a burden on FRS resources and may mean that fire appliances are unavailable to attend other emergency calls. Unwanted fire signals also increase the risk to firefighters and members of the public during unnecessary blue light journeys.
London Fire Brigade go further and whilst national guidance recognises that there may be an acceptable rate of false alarms relative to the number of detector heads, there is no acceptable rate for these false alarms being transmitted to the LFB to become Unwanted Fire Signals (source: BS 5839 - 1, Fire detection and fire alarm systems for buildings). Furthermore, Automatic Fire Alarm Policy 2.1 2.2 2.3, valid from 29 October 2024, between the hours of 7:00 am and 8:30 pm, London Fire Brigade no longer attend automatic fire alarm calls from most commercial buildings unless a call is received from a person reporting a fire. Under this policy London Fire Brigade will only consider actual signs of a fire i.e. smoke or flames (sight, sound, smell, or heat) as confirmation of a fire.
This places new responsibility on building managers and Responsible Persons to investigate alarm activations and validate them before requesting emergency service attendance.
Surveys indicate that most false alarms are due to human error. To prevent this, implement proper procedures, supervision, and designate a competent individual with authority to manage fire alarm activities.
Common Causes of False Alarms in BTR Buildings
False alarms in BTR environments are often preventable. Key contributing factors include:
Incorrect sensor placement (e.g., near kitchens or bathrooms)
Lack of maintenance and cleaning
Improper use of aerosol sprays or e-cigarettes
Misuse or poor communication around manual call points
Inadequate alarm testing procedures
These issues often stem from human error or system design flaws - both of which can be resolved with proactive strategies.
Reducing False Alarms: Best Practices for BTR Operators
A proactive, structured approach to fire alarm management can significantly reduce unwanted activations. Key recommendations include:
Competent Persons: Assign a trained individual with responsibility for the fire alarm system. They should understand system operation, be authorised to respond, and maintain a detailed log of all events.
Logbook Accuracy: Record all alarm events, including date, time, cause (if known), and response. This data is critical in identifying trends or recurring issues.
Design Reviews: Conduct a comprehensive cause-and-effect survey to ensure device types and locations are suitable for the environment.
Scheduled Maintenance: Maintain the system in accordance with manufacturer guidance using an approved contractor. This is a legal requirement for life safety systems.
Alarm Testing Procedures: Clearly communicate scheduled tests to alarm receiving centres and take systems offline during routine maintenance.
Operational Policies: Introduce guidelines to control common triggers such as cooking in undesignated areas, aerosol usage, or smoking near detectors.
Construction Safeguards: Use temporary protective covers on sensors during works and ensure thorough cleaning of devices post-activity.
Manual Call Point Covers: Install protective covers to prevent accidental activation, and consider relocating call points if appropriate within BS 5839 requirements.
Embracing Technology: Remote Alarm Monitoring for BTR Buildings
For large or high-rise BTR developments, traditional on-site response times can delay alarm resolution. This is where remote alarm management systems become invaluable.
When verified as false by on-site staff (e.g., a concierge or Responsible Person), alarms can be remotely silenced or reset by authorised personnel using solutions like those from Drax Technology.
Benefits of remote alarm management include:
Real-time access to device activation data
Visibility of event history and repeat faults
Faster decisions on whether to dispatch service engineers
Reduced disruption and tenant dissatisfaction
Enhancing Safety, Compliance, and Resident Experience
By adopting smarter fire safety practices and technologies, Build to Rent operators can:
Reduce emergency service callouts
Improve operational resilience
Boost tenant satisfaction and retention
Maintain compliance with evolving FRS policies
Take Control of Fire Alarm Management with Drax Technology
At Drax Technology, we help BTR and multi-occupancy buildings stay safe, efficient, and compliant with advanced fire alarm monitoring systems. Our solutions deliver:
Greater system visibility
Reliable event logging
Support for remote silencing/reset
Integration with existing building management platforms
Ready to reduce false fire alarms in your BTR portfolio?
Contact Drax Technology today to learn how we can support your fire safety strategy with proactive alarm management solutions.
Back to Blog
