Carbon Monoxide Alarm Regulations – 2022 Updates & Placement Rules

Key Takeaways

• Legal minimum – You must install a CO alarm in any room used as living accommodation that contains a solid‑fuel burning appliance (e.g., wood burner, coal fire).
• 2022 updates – The law hasn’t changed, but best practice and insurance requirements have tightened; many insurers now require alarms in all rooms with gas appliances.
• Placement is critical – Install on the ceiling at least 300mm from walls, or on a wall at head‑height, within 1–3 metres of the appliance.
• Test at the start of each tenancy – You must check the alarm is working on the day the tenant moves in and provide instructions.
• Penalties – Fines up to £5,000, plus potential manslaughter charges if a tenant dies from CO poisoning.

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Introduction – Why a £15 Alarm Could Save You £5,000

In 2021, a landlord in Sheffield was fined £3,200 because the carbon monoxide alarm in his rental had a flat battery. The tenant hadn’t tested it, and the landlord hadn’t checked it at the start of the tenancy. No one was hurt, but the court ruled he’d failed in his duty.

Carbon monoxide (CO) is a silent killer – colourless, odourless, and deadly. The regulations are simple, but many landlords still get them wrong because they don’t realise the rules go beyond the bare legal minimum.

This guide explains exactly what you must do, where to place alarms, how to maintain them, and what the 2022 updates mean for you. I’ll also give you a simple checklist to ensure you’re fully compliant.

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1. The Legal Requirements – What the Law Says

The Smoke and Carbon Monoxide Alarm (England) Regulations 2015 (amended 2022) set out the minimum obligations.

Which Properties Are Covered?

• All private rented sector properties in England (including HMOs, single lets, and flats).
• Scotland, Wales, and Northern Ireland have similar but not identical rules; this guide focuses on England.

Which Appliances Trigger the Requirement?

• Solid‑fuel burning appliances – Wood‑burning stoves, coal fires, biomass boilers.
• Gas appliances are NOT included in the legal minimum – but see “Best Practice” below.

What You Must Do

1. Install at least one CO alarm in any room used as living accommodation that contains a solid‑fuel burning appliance.

2. Ensure the alarm is in working order on the day the tenancy begins.

3. Check the alarm during the tenancy (the law doesn’t specify how often, but best practice is monthly).

2022 Updates – What Changed?

The 2022 amendment did not extend the law to gas appliances. However, it did:

• Clarify that landlords must repair or replace faulty alarms once informed by the tenant.
• Require that alarms are replaced at the end of their lifespan (typically 5–10 years).
• Strengthen enforcement powers for local authorities.

Important: Many local authorities have introduced additional licensing conditions that require CO alarms for gas appliances. Check your HMO licence or additional licensing scheme.

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2. Best Practice – Going Beyond the Legal Minimum

The law is the floor, not the ceiling. Best practice – and many insurance policies – now demand more.

Install Alarms for All Gas Appliances

• Boilers – Especially if located in a kitchen, bathroom, or bedroom.
• Gas fires – Even if decorative and rarely used.
• Gas cookers – CO can be produced if the flame is yellow or poorly ventilated.
• Gas water heaters – Including combi‑boilers.

Why? In 2023, the National Fire Chiefs Council reported that 85% of CO incidents in rented properties involved gas appliances, not solid fuel.

Install Alarms in Sleeping Areas

If a gas appliance is in a room adjacent to a bedroom (e.g., a boiler in a cupboard next to a bedroom), consider installing an alarm in the bedroom as well.

Use Interlinked Alarms

In HMOs or larger properties, consider interlinked CO alarms (and smoke alarms). When one sounds, they all sound – giving everyone a better chance to escape.

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3. Placement Rules – Where to Install CO Alarms

Correct placement is as important as having an alarm at all.

General Rules

• On the ceiling – At least 300mm (30cm) from any wall (CO rises with warm air).
• On a wall – If ceiling mounting isn’t possible, install at head‑height (1.5–2m above floor level).
• Within 1–3 metres of the appliance – Close enough to detect CO quickly, but not so close that heat or steam affects the sensor.
• Avoid dead air spaces – Don’t place in corners, behind curtains, or inside cupboards.
• Away from ventilation – Not directly next to an open window, door, or extractor fan.

Room‑Specific Guidance

| Room | Recommended Placement |

|——|———————–|

| Living room with wood burner | Ceiling, 1–2m from the stove, away from the chimney breast. |

| Kitchen with gas cooker | Ceiling, 2–3m from the cooker, away from steam and cooking fumes. |

| Bedroom with gas fire | Wall at head‑height, opposite side of the room from the fire. |

| Utility room with boiler | Ceiling, within 2m of the boiler, but not directly above it. |

| Hallway serving multiple rooms | Ceiling centrally, if you want a single alarm to cover several rooms. |

What About Battery‑Powered vs. Mains‑Powered?

• Battery‑powered – Cheapest, easiest to install. No wiring required. Choose sealed‑unit (10‑year battery) to avoid annual battery changes.
• Mains‑powered – More reliable, but require a qualified electrician to install. Often interlinked with smoke alarms.
• Smart alarms – Wi‑Fi connected, send alerts to your phone if CO is detected or the battery is low. Ideal for peace of mind.

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4. Testing Requirements – At the Start of Each Tenancy

The law says you must ensure the alarm is in working order on the day the tenancy begins.

Pre‑Tenancy Checklist

1. Test the alarm – Press the test button; it should sound a loud, clear alarm.

2. Check the battery – If it’s a replaceable‑battery type, install a fresh battery (even if the old one still works).

3. Clean the alarm – Dust can block sensors; gently vacuum the exterior.

4. Check the expiry date – Most CO alarms last 5–10 years; replace if out of date.

5. Provide instructions – Leave the manufacturer’s manual (or a simple one‑page guide) for the tenant.

During the Tenancy

• Tenant responsibility – The law expects tenants to test the alarm regularly (e.g., monthly). Include this obligation in the tenancy agreement.
• Landlord responsibility – If the tenant reports a fault, you must repair or replace the alarm within a reasonable time (guideline: 24–48 hours).
• Periodic inspections – Use your routine property inspection to test the alarm and note the result.

Record‑Keeping

Keep a log of:

• Date of installation.
• Alarm make/model/expiry date.
• Date tested at start of tenancy.
• Any repairs/replacements.

A simple spreadsheet or a photo of the alarm with a date stamp is sufficient.

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5. Penalties for Non‑Compliance

Failing to comply with CO alarm regulations can lead to:

• Financial penalties – Local authorities can issue a remedial notice; if you don’t comply, you can be fined up to £5,000.
• Criminal prosecution – If a tenant is injured or killed due to CO poisoning and you didn’t install/maintain an alarm, you could face manslaughter charges.
• Civil liability – Tenants can sue for damages (personal injury, wrongful death).
• Invalid insurance – Many landlord insurance policies require compliance with safety regulations; non‑compliance could void your cover.
• HMO licence revocation – If your HMO licence requires CO alarms and you don’t have them, the council can revoke your licence.

Real‑world example: A landlord in Liverpool was fined £2,800 and ordered to pay £1,200 costs after failing to install a CO alarm in a property with a wood‑burning stove. The tenant reported the lack of an alarm to the council, who prosecuted.

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6. Common Pitfalls & How to Avoid Them

Pitfall 1: “I Have a Gas Boiler, So I Don’t Need an Alarm”

The law doesn’t require it, but best practice and insurance often do. Install one anyway – it’s cheap protection.

Pitfall 2: “I Installed It, But It’s in the Wrong Place”

An alarm placed behind a curtain or in a corner may not detect CO in time. Follow the placement rules above.

Pitfall 3: “The Tenant Tested It, So It’s Their Responsibility”

You remain responsible for ensuring the alarm is working at the start of the tenancy and for repairing it if it fails. You can’t delegate that duty.

Pitfall 4: “I Bought a Combined Smoke/CO Alarm”

Combined alarms are acceptable, but ensure they meet BS EN 50291 for CO detection and BS EN 14604 for smoke. Place them according to both smoke and CO rules (usually on the ceiling in a hallway).

Pitfall 5: “I Forgot to Check the Expiry Date”

CO alarms have a limited lifespan (typically 5–10 years). Write the expiry date on the alarm with a permanent marker when you install it.

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7. Your Carbon Monoxide Alarm Compliance Checklist

Use this checklist to stay on top of your obligations:

• [ ] Identify solid‑fuel appliances – Any wood burner, coal fire, biomass boiler?
• [ ] Install CO alarm – In every room with a solid‑fuel appliance (legal minimum).
• [ ] Consider gas appliances – Install additional alarms for boilers, gas fires, cookers (best practice).
• [ ] Correct placement – Ceiling (300mm from wall) or wall at head‑height, within 1–3m of appliance.
• [ ] Test before tenancy – Press test button, replace battery if needed, clean.
• [ ] Provide instructions – Leave manual or simple guide for tenant.
• [ ] Record details – Note installation date, expiry date, location.
• [ ] Include in tenancy agreement – Clause requiring tenant to test monthly.
• [ ] Respond to faults – Repair/replace within 24–48 hours of being notified.
• [ ] Replace at expiry – Set a reminder for 5–10 years after installation.

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Conclusion – Don’t Wait for a Tragedy

Carbon monoxide poisoning is preventable. For less than £20 per alarm, you can protect your tenants, your property, and yourself from catastrophic consequences.

By following the legal minimum and adopting best practice, you show you’re a responsible landlord – and you sleep easier at night.

Need a simple way to track all your compliance deadlines? Download our free Property Compliance Checklist – it includes carbon monoxide alarms, gas safety, EICR, PAT testing, and every other legal requirement in one printable tracker.

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propertycomplianceuk.co.uk/ – Straight‑talking compliance advice for UK landlords.