At handover, the condition of fire safety equipment is often not checked until after move-in, when a missing sprinkler head or an expired extinguisher becomes the tenant’s liability. This post covers what to inspect on-site before you take possession, what to document, and what to raise with building management before the ink is dry on the tenancy agreement.
Sprinkler Systems
Locate sprinkler heads throughout the unit ceiling area. They should be evenly distributed across the entire space.
Check each head for damage, paint-over, or removal. Missing or painted-over heads reduce coverage and indicate the system has not been professionally maintained. The minimum clearance below sprinkler heads is typically 300–500mm. Storage stacked to the ceiling blocks the sprinkler distribution radius and renders the system ineffective where it is needed most.
Identify any areas without sprinkler coverage. Obstructions like bulkheads, mezzanines, or high racking can create blind spots.
Red flags: painted sprinkler heads, dangling or corroded heads, storage within 500mm of ceiling, and any areas where heads appear to have been removed without replacement.
Hose Reels
Locate the hose reel either within the unit or immediately accessible in the common corridor outside.
Uncoil the hose fully and check for cracks, brittleness, or fitting damage. A hose that is not fully wound indicates infrequent use or lack of maintenance.
Confirm the nozzle is attached and free from blockage. Storage or furniture placed in front of the reel renders it inaccessible during an emergency.
Check the inspection tag: all hose reels must be inspected by a licensed contractor within the last 12 months. An out-of-date tag is a compliance gap.
Fire Extinguishers
Verify the extinguisher type matches the operations in the unit. General industrial units require ABC powder extinguishers. Electrical fire risk calls for CO₂ extinguishers. Cooking operations require wet chemical extinguishers.
Confirm the extinguisher is mounted in a visible, accessible location, not hidden behind equipment or stored away.
Check the pressure gauge. The needle must be in the green zone. A needle in the red zone means the unit requires immediate servicing.
Check the expiry or last service date on the label or tag. Extinguishers must be serviced annually by a licensed fire safety contractor.
Exit Signs and Emergency Lighting
Exit signs must be illuminated and visible from all areas within the unit. Walk the entire space with the lights on, then off, to confirm visibility.
Test emergency lights by switching off the main circuit. Emergency lighting should activate immediately.
Confirm all exit routes are clear and unobstructed. Doors along escape routes must be unlocked during operating hours.
What to Document
Record the condition of all fire safety equipment during viewing and handover. Photograph each item, note serial numbers where visible, and record inspection dates. Include findings in the handover checklist. Unsigned equipment condition reports leave tenants liable for pre-existing defects discovered after move-in.
Any deficiencies found should be raised with the landlord or building management before move-in to establish who is responsible for rectification.
Summary
Fire equipment checks during viewing and handover are a tenant protection measure. Sprinkler heads must be intact and unobstructed. Hose reels must be accessible and recently inspected. Extinguishers must be the correct type, mounted, pressurised, and within service date. Exit routes must be clear and emergency lighting functional. Document everything before taking possession. Gaps discovered post-handover become the tenant’s liability.
For the full SCDF fire safety overview, see SCDF Fire Safety Basics.
For more viewing checks, see Viewing Checklist: Exhaust System Condition and Make-Up Air Explained.
References
[1] SCDF: Acts, Codes & Regulations (Fire Safety). https://www.scdf.gov.sg/fire-safety-services-listing/downloads/acts-codes-and-regulations [2] SCDF: Fire Safety (Buildings) Regulations. https://www.scdf.gov.sg/fire-safety-services-listing/downloads/acts-codes-and-regulations [3] SCDF: Fire Extinguisher Types and Usage Guide. https://www.scdf.gov.sg/home/fire-safety/portable-fire-extinguishers [4] SCDF: Fire Safety Management. https://www.scdf.gov.sg/fire-safety-services-listing/permits-and-certifications/fire-safety-manager [5] MOM: Workplace Safety & Health. https://www.mom.gov.sg/workplace-safety-and-health [6] BCA: Building Plan Submission. https://www1.bca.gov.sg/safety-and-standards/building-control-act/ [7] JTC: Industrial Space. https://www.jtc.gov.sg/find-space/