The split of fire safety responsibilities between tenant and landlord is a common source of disputes, and of non-compliance. Tenants who assume the landlord handles everything frequently discover they are responsible for equipment inside their unit. Landlords who cover everything may find tenants have damaged or obstructed fire safety systems without consequence. This post sets out the split clearly so you know what you own before you sign.
What the Landlord Typically Handles
The landlord is typically responsible for building-wide fire protection systems: the main fire alarm panel and wiring to common areas, stairwell pressurisation systems, the sprinkler main supply, pumps, and tanks, fire hydrants external to the building, and common area emergency lighting and exit signage.
Structural fire compartmentation (the fire-rated walls, floors, and staircase enclosures) is the landlord’s responsibility to maintain. This includes ensuring fire-rated doors and walls are not compromised by building works.
The landlord obtains and maintains the Fire Safety Certificate for the building, appoints the fire safety manager, and conducts annual fire safety inspections of building-level systems. Common area housekeeping and escape route maintenance in shared areas also falls to the landlord.
What the Tenant Typically Handles
The tenant is responsible for fire extinguishers within the unit: correct type for the operations conducted, sufficient quantity, and annual servicing by a licensed contractor.
Hose reels within the unit must be maintained and kept accessible. Blocking escape routes, even temporarily, is a direct fire safety violation.
Not exceeding fire load limits is the tenant’s operational responsibility. Renovations must comply with fire safety requirements and any required SCDF approvals must be obtained before works commence. Flammable or hazardous materials must be stored properly within approved limits.
Staff awareness and basic fire safety training is the tenant’s responsibility. The tenant must also maintain any tenant-installed fire protection equipment.
Grey Areas
Sprinkler heads inside units are part of the landlord’s system, but the tenant must not damage, obstruct, or paint over them. If a tenant’s operations damage a sprinkler head, the reinstatement cost may fall on the tenant.
Fire-rated doors between the unit and common corridor are provided by the landlord, but the tenant must not prop them open, modify them, or remove the self-closing mechanism. Once modified, the fire rating is voided.
Fire alarm activations caused by tenant operations (dust from renovation, cooking smoke, solvent fumes) may result in the tenant being charged for the emergency response cost.
Renovation-triggered fire safety upgrades are usually the tenant’s cost, but this should be negotiated during lease formation. Attempting to renegotiate after the lease is signed is difficult.
How to Clarify Before Move-In
Review the tenancy agreement clauses carefully for fire safety obligations. Request a written breakdown of responsibilities from the landlord rather than relying on verbal agreements. Conduct a joint fire safety inspection at handover and document the condition of all fire safety equipment. This creates a clear baseline for who is responsible for what at the point of handover.
Summary
Landlords are responsible for building-wide fire protection systems, structural compartmentation, the Fire Safety Certificate, and common area maintenance. Tenants are responsible for equipment and practices within their unit: extinguishers, hose reels, escape route access, fire load limits, and hazardous material storage. Grey areas include sprinkler heads, fire-rated doors, and alarm activations. All responsibility splits should be documented in writing before move-in.
For the full SCDF fire safety overview, see SCDF Fire Safety Basics.
For when renovation triggers fire submissions, see When Renovation Triggers Fire Submission.
For fire load basics, see Fire Load Basics.
For fire equipment checks, see Sprinklers / Hose Reels / Exit Signs: What to Check On-Site.
For the fire safety FAQ, see Fire Safety Q&A.
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 Safety Management. https://www.scdf.gov.sg/fire-safety-services-listing/permits-and-certifications/fire-safety-manager [4] MOM: Workplace Safety & Health. https://www.mom.gov.sg/workplace-safety-and-health [5] IRAS: Property Tax Guide for Industrial Properties. https://www.iras.gov.sg [6] BCA: Building Plan Submission. https://www1.bca.gov.sg/safety-and-standards/building-control-act/ [7] URA: Master Plan. https://www.ura.gov.sg/Corporate/Planning/Master-Plan [8] JTC: Industrial Space. https://www.jtc.gov.sg/find-space/