Fire Alarm Maintenance
Contract Costs Explained
What a fire alarm service contract should cost, what it must include, the different contract levels available — and the questions you should ask before signing anything.
A fire alarm maintenance contract is not an optional extra — it is how you demonstrate that your legal duty to maintain your system in efficient working order is being met. But not all contracts are equal, and paying more does not always mean getting more.
What Does a Fire Alarm Maintenance Contract Cost?
The figures below represent typical annual contract costs for 2026 for a two-visit-per-year contract with a BAFE-accredited company. They are broad indications — actual costs will depend on your device count, location, contract level, and system age.
| Premises Size | Approx. Device Count | Basic p.a. | Standard p.a. | Full Cover p.a. |
|---|---|---|---|---|
| Small retail or cafe | 5–15 devices | £180–£280 | £280–£420 | £420–£600 |
| Small office (1 floor) | 10–25 devices | £220–£350 | £350–£550 | £500–£750 |
| Restaurant or pub | 15–40 devices | £280–£450 | £450–£700 | £650–£1,000 |
| Medium office or warehouse | 30–80 devices | £380–£650 | £600–£1,000 | £900–£1,500 |
| Hotel (small to medium) | 60–150 devices | £650–£1,100 | £1,000–£1,800 | £1,600–£2,800 |
| School or academy | 100–300 devices | £900–£1,800 | £1,500–£2,800 | £2,200–£4,500 |
| Large office or multi-floor | 150–400 devices | £1,200–£2,500 | £2,000–£4,000 | £3,000–£6,500 |
| HMO (Grade B/A system) | 10–40 devices | £220–£420 | £380–£650 | £550–£950 |
Device Count Matters More Than Floor Area
The number of devices — detectors, call points, and sounders — is a more reliable indicator of contract cost than floor area alone, because it directly determines how long the service visit will take. Always ask a contractor to quote based on an actual device count rather than square footage. London and South East rates are typically 15–25% above these figures.
Contract Levels
The Three Levels of Maintenance Contract
| What is Included | Basic | Standard | Full Cover |
|---|---|---|---|
| Two service visits per year | Yes | Yes | Yes |
| Full device testing at each visit | Yes | Yes | Yes |
| Service certificate and report | Yes | Yes | Yes |
| Inclusive call-outs (labour) | No — charged separately | Yes | Yes — unlimited |
| Parts included | No | No — charged at cost | Yes |
| Defined response time | No | Typically 4–8 hours | Typically 2–4 hours |
| 24/7 emergency cover | No | Sometimes | Yes |
| Best suited to | Small, low-risk premises with a modern reliable system | Most commercial premises — best balance of cost and cover | Hotels, care homes, high-occupancy or high-risk premises |
Which Level is Right for You?
As a general principle — the higher the consequence of the system being out of service, the higher the level of contract you should carry. For premises where people sleep, where there are vulnerable occupants, or where system downtime would be seriously disruptive, the additional cost of full cover is usually well justified.
Minimum Requirements
What Must a Compliant Contract Include?
Regardless of contract level, any contract claiming to maintain your system in accordance with BS 5839-1 must include the following as a minimum at each service visit.
Full Device Testing — 100% at Every Visit
Functional test of every automatic detector, every manual call point, and every sounder and visual alarm device. Not a sample — every device, every visit. This is a requirement of BS 5839-1.
Control Panel Inspection
Inspection and test of the fire alarm control panel including all indicators, cause-and-effect logic, and zone display.
Battery and Power Supply Test
Confirming adequate standby capacity to operate the system during a mains power failure.
Interface Testing
Check and test of all system interfaces — door releases, suppression links, ventilation control, lift recall.
Detailed Written Service Report
A report listing every device tested, results, deficiencies found, and recommended remedial works. Update of the fire alarm log book with the service certificate.
The Sample Testing Problem
Some contractors — particularly those offering suspiciously cheap contracts — do not test every device at every visit. They may test a percentage on a rotation, meaning some detectors go years without being individually checked. This is not compliant with BS 5839-1. Always ask your contractor to confirm in writing that 100% of devices are tested at every service visit.
Getting a Better Deal
How to Negotiate a Better Contract
Get at Least Three Quotes
The maintenance market is competitive. Three quotes from certified companies will give you a realistic market rate and genuine leverage. Tell each company you are comparing quotes.
Bundle Installation and Maintenance
If you are having a new system installed, negotiating a combined installation and maintenance contract with the same company almost always yields a better overall price.
Consolidate Multiple Sites
A portfolio contract with one certified company typically attracts a discount of 10–20% versus individual site contracts.
Consider a Longer Contract Term
Contractors prefer the certainty of a three-year contract. This often translates into a lower annual rate — but check price escalation clauses and exit terms carefully before signing.
Know What You Actually Need
A small, low-risk premises with a modern, reliable system does not need a full-cover contract. Be clear about your risk profile and push back on upselling to a higher tier than your circumstances warrant.
Watch the Small Print
Check for automatic renewal clauses — many contracts renew on a rolling basis with 90 days’ notice required to cancel. Check whether price increases are capped or uncapped. And confirm that all documentation — log books, service reports, and as-installed drawings — remains your property and will be handed over if you switch contractors.
Common Questions
Frequently Asked Questions
Is a maintenance contract a legal requirement?
There is no law that specifically requires a formal contract. What the RRO requires is that your system is maintained in efficient working order — and BS 5839-1 specifies this means two service visits per year by a competent person. In practice, a contract with a BAFE-accredited company is by far the simplest and most defensible way to demonstrate compliance.
Can I carry out the servicing myself?
Technically yes, if you can demonstrate the required competence — but BS 5839-1 sets a high bar. You would need knowledge of the standard, familiarity with your specific system, the correct test equipment, and the ability to produce a compliant service report. More importantly, self-servicing provides no independent third-party assurance, which is what the enforcing authority and your insurer will be looking for.
Should I use the company that installed my system?
There is no obligation to do so — any BAFE-accredited company can maintain your system. That said, the original installer will have the as-installed drawings and be familiar with the installation. If you do switch, ensure the incoming contractor receives all relevant documentation including the zone schedule and previous service history.
Price information: All figures shown are broad indications based on typical market rates in early 2026. Actual costs will vary depending on your system, location, device count, and chosen contractor. Always obtain detailed written quotes from certified companies. Last reviewed January 2026.
Further reading
Want your maintenance contract reviewed?
A fire engineer can review your current contract, check it meets BS 5839-1, and advise on the right level of cover for your premises — independently, with no contractor agenda.
Book an independent review