Quick answer: Commercial fire alarm systems in Derbyshire should be reviewed against the current BS 5839-1:2025 guidance, your fire risk assessment, insurer requirements and the 2027 PSTN switch-off. Existing systems do not automatically need replacing, but sleeping risks, remote access, signalling, documentation and outstanding faults may require practical upgrades or clearer evidence.
Written by Dan Mather, Managing Director, JKE Fire & Security
SEO title: Commercial Fire Alarm Systems Derbyshire | Q&A Guide 2026
Meta description: Find out what BS 5839-1:2025 means for commercial fire alarm systems in Derbyshire, including insurance, PSTN migration, documentation and occupied-site upgrades.
What changed in BS 5839-1:2025, and does my existing fire alarm need upgrading?
BS 5839-1:2025 is the current code of practice for fire detection and fire alarm systems in non-domestic premises. It does not mean every existing system must be replaced, but it does mean that alterations, extensions, sleeping accommodation, remote access and system documentation should be reviewed carefully.
The Fire Industry Association’s guidance on BS 5839-1:2025 highlights several important changes:
Sleeping risks and heat detectors
Rooms where people sleep are treated as higher-risk areas. For new designs and significant refurbishments, smoke or multi-sensor detection should generally be considered rather than relying on heat detectors.
This is particularly relevant to:
- Care homes and supported accommodation
- Hotels and guest accommodation
- Children’s homes
- Student accommodation
- Healthcare premises
The change is not automatically retrospective in every existing building. However, if you alter the system, change the use of a room or carry out a new fire risk assessment, the detection strategy should be reviewed.
Variations must be visible and recorded
A variation from the standard may sometimes be justified, but it should not be hidden in informal notes. Variations need to be clearly explained on the relevant certificates and recorded in the system logbook.
A missing zone plan, inadequate records or an omitted safety feature can create a much more serious problem than a simple paperwork issue.
Remote access now needs cybersecurity controls
Where a fire alarm can be accessed or serviced remotely, cybersecurity should be considered as part of the life safety design. This includes controlled user access, secure connections and proper records of software or firmware changes.
Updated certificates and false alarm notices
BS 5839-1:2025 introduces updated model certificates, including documentation for extensions and modifications. It also strengthens false alarm management, including a standardised notice where control equipment has an active connection to the fire and rescue service.
The sensible approach is a gap review, not an automatic replacement. An expert can assess what you have, what has changed and what genuinely needs attention.
Why does the grade and category of my fire alarm matter to my insurer?
Your system’s grade and category help demonstrate that fire protection has been designed around the actual risk, rather than installed as a generic package. Insurers may also look for evidence that the system is maintained, monitored where required and supported by accurate certificates and records.
Insurer requirements vary by policy and premises, so your broker or insurer should always be consulted. However, they may ask questions such as:
- Does the system protect life, property or both?
- Does detection cover the areas identified in the fire risk assessment?
- Is the system appropriate for sleeping accommodation?
- Is alarm transmission resilient and monitored?
- Are maintenance visits and faults properly recorded?
- Can the business demonstrate that recommendations have been acted upon?
The category is therefore more than a label. It provides evidence of the protection objective and helps connect the design to the risks identified on site.
For a facilities manager or business owner, the strongest evidence usually includes:
- A design certificate
- Installation and commissioning certificates
- Handover information
- A current zone plan
- A cause-and-effect matrix
- Maintenance and fault records
- A clear plan for unresolved defects
A system that appears operational but has incomplete records, outdated signalling or unaddressed non-compliances may still create difficulties during an insurance review.
What does my fire alarm need to do before the PSTN switch-off on 31 January 2027?
If your commercial fire alarm still relies on a single-path copper telephone line, it should be reviewed before 31 January 2027. A modern monitored solution will usually use resilient IP and cellular signalling to communicate with an Alarm Receiving Centre (ARC), with suitable supervision and battery backup.
The traditional PSTN network is being retired, meaning legacy alarm communicators may no longer transmit signals reliably. A line may also fail silently if the system does not properly supervise its communication path.
Ask your fire alarm provider to confirm:
- How the system currently communicates with the ARC
- Whether it uses a legacy PSTN or copper connection
- Whether the communicator is dual-path
- Whether the IP and cellular paths are independently supervised
- How mains failure, broadband failure and signal loss are reported
- Whether the ARC has confirmed the required transmission performance
For relevant life-safety arrangements under BS 5839-1:2025, the expected transmission times include up to 90 seconds for a fire signal and up to three minutes for a catastrophic transmission fault. The exact requirements depend on the system category and design.
Do not wait until the deadline. Migration may require site access, ARC coordination, new equipment and insurer approval.
What should be in my fire alarm documentation and service report?
Good documentation should allow a new responsible person or engineer to understand what the system protects, how it operates, what has been tested and which issues remain outstanding. A service report should be clear enough to support action, not simply confirm that an engineer attended.
A well-managed fire alarm file should normally include:
- The design, installation and commissioning certificates
- Handover information
- A current zone plan beside the control panel
- The cause-and-effect matrix
- Details of interfaces, such as door releases or plant shutdowns
- The system logbook, paper or digital
- Records of tests, faults, false alarms and remedial work
- Details of variations and modifications
- Monitoring and ARC information, where applicable
- Evidence of staff instruction and relevant user information
How should non-compliances be reported?
Terminology differs between providers, but a useful report should separate:
- Immediate safety concerns requiring urgent action
- Significant non-compliances requiring planned remedial work
- Minor defects or observations that should be monitored or corrected
- Recommendations for improvement, upgrade or future works
The report should explain the consequence of each issue and what needs to happen next. “Failed” without an explanation is rarely helpful to a busy property manager.
JKE’s maintenance and monitoring service is designed to provide practical support, clear communication and ongoing records rather than leaving clients to interpret technical paperwork alone.
Who is responsible when a fire alarm failure is found in a multi-tenanted building?
Responsibility usually follows control. The landlord or managing agent commonly oversees shared areas and building-wide systems, while each tenant remains responsible for fire safety within the part of the premises they control. All responsible persons must cooperate and coordinate their arrangements.
Under the Regulatory Reform (Fire Safety) Order 2005, a multi-tenanted building may have several responsible persons.
Landlord or freeholder
Usually responsible for:
- Common corridors, stairs and shared areas
- The building-wide fire alarm
- Shared plant rooms and service areas
- Arranging repairs and maintenance where they control the system
Managing agent
A managing agent may also have responsibilities where they manage day-to-day fire safety arrangements, maintenance contracts or access to shared systems.
Facilities team
The facilities team may coordinate contractors, log faults, arrange access and communicate with tenants. Operational responsibility does not necessarily remove the legal duties of the landlord, agent or occupier.
Individual tenants
Each business tenant is generally responsible for the risks and arrangements within its own area. Tenants must also report changes, cooperate with building procedures and avoid interfering with shared detection or alarm equipment.
If a failure is ignored, consequences may include enforcement action, increased liability, disruption to operations and questions from insurers. The practical solution is to record who owns each action and set a realistic completion date.
Can a commercial fire alarm be installed or upgraded without closing our site?
Often, yes. Commercial fire alarm installation can be planned around trading hours using phased works, out-of-hours access, weekend working and, where suitable, wireless EN54 equipment. The method must still protect people throughout the work and be agreed with the responsible person and fire risk assessor.
A phased project may involve:
- Surveying the building before work begins
- Installing new equipment in separate zones
- Completing one area before moving to the next
- Using temporary measures where detection is unavailable
- Scheduling disruptive work overnight or at weekends
- Coordinating with tenants, staff and contractors
- Testing and documenting each completed phase
Wireless EN54 options can be useful in finished offices, historic properties, healthcare settings and occupied commercial buildings where extensive cabling would cause unnecessary disruption. They are not automatically suitable for every premises, so the design must consider coverage, battery management, signal strength, maintenance access and the building’s risk profile.
What does this look like in Derbyshire?
JKE has installed a fully wireless EN54 fire alarm system in a commercial property in Derby. The approach reduced intrusive cabling and drilling while providing a professionally designed system suited to an existing building.
That type of project demonstrates why the right answer is not always “close the site” or “replace everything”. A survey can identify a controlled installation route that protects the building while allowing normal operations to continue as far as reasonably practicable.
People also ask about commercial fire alarm systems in Derbyshire
The most useful next step is to compare each question with your building’s risk assessment, current documentation and communication method. If there is uncertainty, obtain an expert review before a fault or deadline forces a rushed decision.
Can an existing fire alarm be certified to BS 5839-1:2025 without replacement?
Sometimes. An existing system may remain suitable, but this depends on its design, condition, alterations, documentation, detection coverage and current use. A review may identify targeted remedial work rather than a complete replacement.
Does remote access make a fire alarm a cybersecurity risk?
Remote access introduces additional considerations, including authentication, secure connections and controlled programming rights. Ask your provider how access is managed and how firmware or software changes are recorded.
What happens if a fire alarm fault cannot be fixed immediately?
The fault should be recorded, assessed and communicated to the responsible person. Temporary precautions may be needed, such as increased fire watch arrangements, restricted use of an area or urgent repair. The action should be proportionate and documented.
Can wireless EN54 equipment be used in an occupied commercial building?
Yes, wireless EN54 equipment can be appropriate for some occupied premises and phased upgrades. It still requires proper design, installation, commissioning, testing and maintenance.
How can I arrange a commercial fire alarm survey in Derbyshire?
JKE Fire & Security provides commercial fire alarm design, installation, upgrades, maintenance, monitoring and ongoing support across Derbyshire and the wider East Midlands. We cover Derby, Chesterfield, Ilkeston, Belper, Long Eaton and the Peak District, as well as projects across Staffordshire, Nottinghamshire, Leicestershire, East Staffordshire and South Yorkshire.
A free survey can help you understand:
- Whether your current system remains appropriate
- What BS 5839-1:2025 changes may affect your building
- Whether PSTN migration is required
- What your insurer may need to see
- Which documentation is missing
- Whether phased or wireless installation is practical
- How outstanding faults should be prioritised
For straightforward advice, book a free survey through our contact page or call 0800 2545645. Our expert team will help you make a clear, proportionate plan for protecting your people, property and operations.