Emergency lighting is a critical part of fire safety. When the mains power fails during a fire, people must still be able to see escape routes, stairs, exits and fire safety equipment. Without it, evacuation becomes slower and more dangerous — especially at night or in buildings with sleeping occupants.

This guide explains the legal requirements, the role of BS 5266, the correct testing and maintenance regime, and what landlords need to know for HMOs and other residential properties.

Why Emergency Lighting is Required

Under the Regulatory Reform (Fire Safety) Order 2005, the Responsible Person must ensure that escape routes can be used safely. This includes providing adequate illumination if the normal lighting fails.

Emergency lighting is typically required where:

• Escape routes would otherwise be dark or poorly lit
• There is no reliable borrowed light
• People may need to evacuate at night
• The building has complex routes, stairs or multiple storeys

Your Fire Risk Assessment should identify exactly where emergency lighting is needed.

The Role of BS 5266

BS 5266 is the British Standard that covers the design, installation, testing and maintenance of emergency lighting systems.

• BS 5266-1 provides the main code of practice for emergency lighting of premises.
• Related parts of the standard set out testing procedures and performance requirements.

Most competent installers and fire risk assessors use BS 5266 as the benchmark for a suitable system. Following the standard helps demonstrate that you have taken reasonable steps to comply with the Fire Safety Order.

Typical design expectations include:

• Coverage of escape routes, stairs, changes of direction and final exits
• Illumination of fire alarm call points and fire-fighting equipment
• Adequate light levels (commonly referenced as minimum values along the centre line of escape routes)
• Battery duration — 3 hours is the usual requirement in premises where people sleep (HMOs, blocks of flats, hotels, care homes). A 1-hour system is only suitable in limited cases where evacuation is immediate and the building will not be re-occupied quickly.

Testing and Maintenance Requirements

Emergency lighting must be tested regularly and the results recorded. An untested system is a common finding during Fire Risk Assessments and enforcement visits.

Standard testing regime (based on BS 5266 practice):

Test Type	Frequency	What is Done	Who Can Do It
Functional / short test	Monthly	Simulate mains failure briefly; check all lights come on	Competent person (can be in-house)
Full duration test	Annually	Run the system for its full rated duration (usually 3 hours)	Competent person / qualified contractor
Visual / indicator checks	As needed	Check charge indicators and general condition	Responsible person or staff

Key points:

• Keep a dedicated logbook recording every test, any faults found, and the remedial action taken.
• After a full-duration test the batteries need time to recharge. Plan the annual test carefully so the building is not left without emergency lighting cover.
• Faults should be repaired promptly. Temporary measures may be needed until the system is fully restored.

Emergency Lighting in HMOs

HMOs are a high priority for emergency lighting because occupants often sleep on the premises and may be less familiar with the layout.

Typical expectations for HMOs:

• Multi-storey HMOs (especially 3 storeys and above) almost always require emergency lighting on escape routes, landings, stairs and near final exits.
• Smaller, simple HMOs with short, well-lit routes and good borrowed light may have reduced requirements — but this must be justified in the Fire Risk Assessment.
• Many local authority HMO licensing schemes specifically require evidence that emergency lighting has been tested and maintained in accordance with BS 5266.

Landlords should:

1. Confirm through a competent Fire Risk Assessment whether emergency lighting is required and where.
2. Ensure any installed system meets the appropriate duration (usually 3 hours).
3. Carry out and record monthly functional tests.
4. Arrange an annual full-duration test by a competent person and keep the certificate.
5. Make the logbook available for inspection by the council or Fire and Rescue Service.

Practical Advice for Responsible Persons

• Do not assume a system is working just because the green charge lights are on — monthly functional testing is essential.
• Record everything. Good records are your best defence if something goes wrong.
• After any building works, flooding or damage, check the emergency lighting system.
• Review the provision of emergency lighting whenever you update your Fire Risk Assessment.

How Fire Safety Risk Assessment Can Help

At Fire Safety Risk Assessment, emergency lighting is assessed as a standard part of every Fire Risk Assessment. We check whether the system is suitable for the premises, whether testing records are in place, and whether any improvements are needed — particularly in HMOs, blocks of flats and commercial properties.

We provide clear, prioritised recommendations so you know exactly what action (if any) is required.

Related reading on our site:

• Fire Doors Complete Guide
• BS 9792:2025 Housing Fire Risk Assessment Guide
• Personal Emergency Evacuation Plans (PEEPs) Guide
• Who Is Responsible for Making a Fire Risk Assessment?

Final Advice

Emergency lighting only protects people if it works when the power fails. Correct design to BS 5266, regular monthly testing, an annual full-duration test, and proper records are the foundation of compliance.

If you manage an HMO, block of flats or commercial premises and are unsure about your emergency lighting, a professional Fire Risk Assessment is the most reliable way to confirm what is required.

Need a Fire Risk Assessment that properly covers emergency lighting? Contact Fire Safety Risk Assessment today for practical, compliant advice.

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