The Role of Emergency Lighting in Fire Safety Compliance

Introduction

Emergency lighting is often overlooked, yet it plays a crucial role in fire safety compliance. When normal power fails, lighting helps people find escape routes, avoid hazards, and evacuate safely. For landlords, business owners, and those managing HMOs, it is a legal duty to ensure that emergency lighting works correctly.

This article explains the role of emergency lighting in fire safety compliance, the legal framework that applies in the UK, and the testing requirements that landlords and managers must follow.

What Emergency Lighting Means in Fire Safety

Emergency lighting refers to lighting that switches on automatically when mains power fails. Its purpose is not to provide full brightness but to give enough illumination for safe evacuation.

In fire safety terms, emergency lighting helps occupants:

• Find fire exits and escape routes.
• Use stairwells and corridors safely.
• Identify fire safety equipment, such as extinguishers.
• Avoid obstacles that could slow evacuation.

Without working emergency lighting, escape can become chaotic, especially in smoke-filled environments or buildings with complex layouts.

UK Law and Standards for Emergency Lighting

The Regulatory Reform (Fire Safety) Order 2005 makes the “responsible person” legally accountable for fire safety measures, including emergency lighting. This applies to landlords of HMOs, employers in workplaces, and managers of commercial premises.

Emergency lighting systems should also comply with BS 5266-1:2016, the British Standard that sets out the code of practice for installation and maintenance. This standard defines where lighting must be placed, how long it should last, and how often it should be tested. It covers escape route lighting, open area lighting, high-risk task area lighting, and standby lighting.

The standard also requires systems to provide illumination for a minimum of three hours in most non-domestic buildings, ensuring that occupants can evacuate safely or remain in place until the emergency is resolved.

Guidance from the Fire Industry Association summarises the BS 5266 series and is a useful resource for landlords and managers.

Where Emergency Lighting Is Required

Not every property needs a full emergency lighting system, but in many cases, it is mandatory. Common requirements include:

• Escape routes – Corridors, stairwells, and doors leading to exits.
• High-risk areas – Kitchens, plant rooms, or areas with dangerous equipment.
• Large HMOs – Especially those with more than three storeys or complex layouts.
• Commercial premises – Offices, shops, and workplaces where staff or the public may be present.
• Assembly buildings – Pubs, clubs, and community halls where crowds gather.

For smaller single lets, emergency lighting may not always be required. However, landlords should confirm requirements through a professional fire risk assessment to avoid compliance issues.

Why Emergency Lighting Matters in HMOs

Houses in multiple occupation face unique challenges during emergencies. Tenants may not know each other, may be asleep in separate rooms, and may rely on shared corridors and stairwells. If the mains power fails, these routes can become completely dark, making evacuation difficult or impossible.

Emergency lighting in HMOs ensures that:

• Escape routes are always visible.
• Tenants with limited mobility can move safely.
• Fire officers can access the building without delay.

Because of these risks, many councils insist that HMOs above a certain size or layout include emergency lighting as part of licensing conditions.

Testing and Maintenance Duties

Emergency lighting is only effective if it works when needed. Testing and maintenance are therefore critical.

The key duties include:

• Monthly function tests – A short test where power is switched off and lights are checked for operation. This should be carried out by the responsible person, often a landlord or facilities manager.
• Annual full duration test – A longer test to confirm that lighting stays on for the rated period, usually three hours. This should be performed by a competent contractor.
• Logbook records – Every test must be recorded, showing date, result, and any corrective action taken.

In workplaces, the Health and Safety Executive expects employers to keep written records that enforcement officers can check. In residential settings, local housing officers often review emergency lighting logs during inspections.

Regular fire safety inspections can also verify that emergency lighting is working and properly documented.

Who Is Responsible?

The “responsible person” has ultimate accountability. In an HMO this is usually the landlord or property manager. In a workplace, it will be the employer or building owner. They must ensure testing is carried out, records are kept, and faults are corrected promptly.

Case Example: The Importance of Emergency Lighting

Consider a three-storey HMO where a fire breaks out in the kitchen during the night. Smoke quickly fills the corridor, and the mains power trips. Without emergency lighting, tenants may struggle to find the staircase, leading to confusion and delay. With properly installed and maintained emergency lighting, corridors remain illuminated and the escape route is clear, giving occupants the best chance of leaving the building safely.

This example highlights why emergency lighting is not just a compliance issue but a life-saving measure.

Common Compliance Mistakes

Even well-intentioned landlords and managers sometimes fall short. The most common mistakes include:

• Installing lighting in the wrong locations.
• Failing to carry out monthly or annual tests.
• Ignoring faulty fittings or flat batteries.
• Not keeping written records to prove compliance.
• Assuming standard lighting is sufficient during emergencies.

These mistakes create serious risks and can lead to enforcement action from local authorities or fire officers.

Best Practice for Landlords and Businesses

To meet legal duties and protect occupants, landlords and businesses should:

• Confirm requirements through a professional fire risk assessment.
• Test systems monthly and arrange an annual duration test.
• Keep a clear logbook of all checks and repairs.
• Train staff or agents through fire safety training.
• Replace or repair faulty fittings without delay.
• Use competent contractors familiar with BS 5266 for installation and servicing.

Following these steps shows a clear commitment to fire safety and reduces the risk of enforcement action.

Enforcement and Penalties

Under the Fire Safety Order, enforcement officers can request proof of emergency lighting compliance. If landlords or businesses fail to provide evidence, they risk improvement notices, fines, or prosecution. In severe cases, unsafe buildings can be closed until compliance is achieved.

Summary

Emergency lighting is an essential part of fire safety compliance. It guides occupants to safety when mains power fails, supports evacuation, and ensures escape routes remain usable.

UK law requires responsible persons to install, maintain, and test systems in line with BS 5266. Monthly checks, annual tests, and accurate logbooks are key to compliance.

By treating emergency lighting as a core safety measure, landlords and businesses protect tenants, staff, and the public while meeting their legal obligations.

Our team provides fire risk assessments, inspections, and training to help ensure compliance with emergency lighting requirements. Contact us today to arrange support.