Fire Extinguisher Testing London from £79.99
from£79.99
All extinguisher types · BS 5306-3 compliant · Service label issued within 24 hours
Entry price
from £79.99
Frequency
Annually
Service label
Within 24 hours
Standard
BS 5306-3
Annual fire extinguisher servicing for London landlords and businesses
Fire extinguishers are only effective in an emergency if they are properly maintained. BS 5306-3 requires annual inspection by a competent person to check the extinguisher's pressure, condition, and operating mechanism — and to confirm it is suitable for the fire risk in its location. All London HMO licence conditions require fire extinguishers to be serviced annually.
Our trained engineers service all types of portable fire extinguisher: water, water mist, foam, CO₂, dry powder, and wet chemical. Extinguishers are inspected in-situ — no need to bring them to us. A dated service label is applied to each extinguisher after passing inspection, and a written service record is issued the within 24 hours.
Where an extinguisher fails inspection or is beyond its service life, we can supply replacement units and quote for extended testing (refill) for rechargeable types. Ask when booking.
Legal requirement: The Regulatory Reform (Fire Safety) Order 2005 requires the responsible person to ensure fire-fighting equipment is maintained in efficient working order. Annual servicing to BS 5306-3 is the accepted method of meeting this obligation. HMO licence conditions typically require an up-to-date service record.
How it works
Book with your extinguisher count
Tell us the number and types of extinguishers. We confirm the price and book an engineer. Most visits take under an hour — minimal disruption to your tenants.
On-site inspection
Our engineer inspects each extinguisher in-situ: pressure gauge, operating pin, hose, and weight check. A dated service label is applied to each extinguisher that passes. Failed units are recorded with a recommended action.
Service record issued within 24 hours
You receive a written service record listing each extinguisher with its inspection result and next service date. Keep it with your HMO licence documents and compliance file.
Pricing
Fixed price by number of extinguishers. Includes inspection, service label, and written record.
Fire Extinguisher Testing
| Description | Price |
|---|---|
| 1–3 ExtinguishersCheapest | £79.99 |
| 3–6 Extinguishers | £99.99 |
| 6–10 Extinguishers | £134.99 |
| 10–15 Extinguishers | £174.99 |
| 15–20 Extinguishers | £204.99 |
Additional charges may apply: Congestion Zone +£20 · Parking restrictions +£10
Supply & Installation
Need a new extinguisher or fire blanket? Our engineers supply and install all types of fire extinguisher to BS 5306 standard. Every new installation includes a commissioning certificate and is logged for your compliance records. Fire blankets are British Standard BS EN 1869 certified and suitable for kitchen use in HMOs, care homes, and commercial kitchens.
Supply & Installation — Fixed Prices
New extinguisher price depends on type and size — CO₂, dry powder, foam, or wet chemical. Call 020 3996 1070 for a supply and fit quote for your premises.
What's included from £79.99
- ✓Visual condition inspection
- ✓Pressure gauge check
- ✓Operating pin and safety clip check
- ✓Hose and nozzle inspection
- ✓Weight check (CO₂ and powder)
- ✓Correct extinguisher type for risk check
- ✓Dated service label applied
- ✓Written service record issued
Types of fire extinguishers we service
Fire extinguishers are classified by the type of extinguishing agent they contain and the classes of fire they are designed to tackle. Using the wrong type on the wrong fire can make the situation significantly worse — particularly water on electrical fires or cooking oil. Our engineers service all portable extinguisher types and will confirm whether the right types are present for the risks in your premises.
Water extinguisher
Class A fires — wood, paper, textiles, cardboardWater extinguishers are the most common type in residential and commercial premises. They work by cooling the burning material below its ignition temperature. Water is effective on solid combustible materials (Class A fires) but must never be used on electrical equipment, burning liquids, or cooking oils. In HMOs and residential buildings, water extinguishers are typically positioned in hallways and common areas. Water mist extinguishers — a more modern variant — use ultra-fine droplets that are also safe near electrical equipment and are increasingly specified in residential HMO licences.
Typical premises: HMOs, residential buildings, offices, schools — general areas and escape routes
Foam extinguisher
Class A and Class B fires — solids and flammable liquidsFoam extinguishers work by smothering the fire and preventing reignition. They are effective on both Class A solid fires and Class B flammable liquid fires (petrol, diesel, paint, solvents). AFFF (aqueous film-forming foam) is the most common type and creates a film over the burning liquid surface that seals it from oxygen. Foam is not recommended for electrical fires, burning metals, or cooking oil fires. It is widely used in garages, storage areas, and commercial premises where flammable liquids are stored or used.
Typical premises: Garages, warehouses, storage areas, commercial premises with flammable liquids
CO₂ extinguisher
Class B fires and electrical equipmentCarbon dioxide extinguishers work by displacing the oxygen around the fire, suffocating it without leaving any residue — making them ideal for use near sensitive electrical equipment, server rooms, and areas where contamination would cause additional damage. CO₂ is not effective on Class A solid fires and provides no cooling, so reignition is possible once the gas disperses. The discharge horn becomes extremely cold during use — never touch it directly as it can cause freeze burns. CO₂ extinguishers are required wherever there is significant electrical equipment: meter cupboards, plant rooms, commercial kitchens with electric fryers, and server rooms.
Typical premises: Offices, server rooms, electrical panels, meter cupboards — anywhere with significant electrical equipment
Dry powder extinguisher
Class A, B, and C fires — multi-purpose but with limitationsDry powder extinguishers are chemically effective on a wide range of fire types including Class A, B, and C (gas fires) and some electrical fires. However, the powder creates a dense cloud that severely reduces visibility, contaminates food and equipment, and is extremely difficult to clean up. For these reasons, dry powder is generally not recommended for use in enclosed spaces, residential buildings, offices, or anywhere food is prepared. It is more commonly found in outdoor or industrial settings, petrol stations, and on vehicles. Many fire safety professionals advise replacing dry powder with CO₂ or water mist in HMOs and commercial premises where occupants are present.
Typical premises: Outdoor use, petrol forecourts, industrial plant, vehicles — not recommended for enclosed residential or commercial spaces
Wet chemical extinguisher
Class F fires — cooking oils and fatsWet chemical extinguishers are specifically designed for Class F fires involving cooking oils and fats in commercial and domestic kitchens. The wet chemical agent reacts with hot oil to form a soapy foam layer (saponification) that seals the surface, prevents reignition, and cools the oil below its auto-ignition temperature. This is the only type of extinguisher that can safely and effectively tackle a burning deep fat fryer or oil pan. Using water on burning oil causes a violent steam explosion, potentially projecting burning oil over a wide area. Wet chemical extinguishers are mandatory in commercial kitchens under the Fire Safety Order 2005 and are strongly recommended for any HMO with a communal kitchen.
Typical premises: Commercial kitchens, restaurant and café kitchens, HMO communal kitchens with cooking equipment
What happens during a fire extinguisher service
An annual fire extinguisher service to BS 5306-3 is a structured technical inspection that goes well beyond a visual check. Here is exactly what our engineer carries out on every extinguisher during a standard annual service.
Visual inspection of body and label
The engineer inspects the extinguisher cylinder for dents, corrosion, paint damage, and any signs of impact. The manufacturer's label is checked to confirm the extinguisher type, rating, and manufacture date. Labels that are missing, illegible, or damaged are flagged for replacement. The installation position and mounting bracket are also checked.
Pressure gauge check
For stored-pressure extinguishers (water, foam, dry powder, and wet chemical), the pressure gauge is checked to confirm the needle sits in the green zone. A reading in the red zone — either too low or too high — indicates loss of propellant or over-pressurisation and means the extinguisher is unserviceable until repressurised by a specialist.
Weight check against specification
CO₂ extinguishers do not have a pressure gauge, so weight is the primary check. The engineer weighs the cylinder and compares it against the manufacturer's specified full weight. A loss of more than 10% of the charge weight means the extinguisher has been leaking and must be returned to the manufacturer for refilling. Dry powder cylinders are also weighed as a secondary check.
Hose and nozzle condition
The discharge hose is checked for cracks, splits, blockages, and perishing. Hose connections are checked for security. The nozzle or horn is inspected for obstructions, damage, or corrosion. A blocked or damaged hose can prevent discharge entirely in an emergency — this is one of the most common failures found during servicing.
Safety pin and tamper seal
The safety pin prevents accidental discharge and must be present, undamaged, and correctly seated. The tamper-evident seal (a plastic tie or tag through the pin) is checked to confirm it is intact. A broken or missing seal indicates the extinguisher has been tampered with or partially operated and must be checked thoroughly before it can be returned to service.
Discharge test (extended service only)
At the 5-year extended service, rechargeable extinguishers are fully discharged to allow internal inspection of the cylinder, valve, and dip tube. The internal surfaces are inspected for corrosion, scaling, or contamination. The extinguisher is then refilled, repressurised, and tested. CO₂ cylinders undergo hydraulic pressure testing. This extended service is more thorough than the annual inspection and requires the extinguisher to be taken offsite.
Certification label applied
Every extinguisher that passes the annual service receives a dated service label showing the service date, the engineer's name and company, the next annual service due date, and the next extended service due date. The label is the primary evidence of compliance for HMO licensing inspections and fire authority visits. A written service record covering all extinguishers is issued within 24 hours.
Fire extinguisher legal requirements
The legal obligation to maintain fire extinguishers in working order arises primarily from the Regulatory Reform (Fire Safety) Order 2005, supplemented by HMO licensing conditions for residential landlords. Here is what the law requires and who is responsible.
Regulatory Reform (Fire Safety) Order 2005
Article 13 of the Fire Safety Order requires the Responsible Person to ensure that fire-fighting equipment is present in appropriate quantities, positioned correctly, and maintained in efficient working order and in good repair. The Order does not prescribe the specific service interval — but the HSE and fire authorities accept annual servicing to BS 5306-3 as the standard method of meeting this obligation. An extinguisher that has not been serviced within the past 12 months is considered unserviceable and cannot be relied upon as evidence of compliance.
Annual servicing requirement (BS 5306-3)
BS 5306-3 requires a full inspection and service by a competent person at intervals not exceeding 12 months. Between annual services, the Responsible Person should carry out a monthly visual check: confirming the extinguisher is in its designated position, the gauge is in the green zone, the safety pin and seal are intact, and there is no visible damage. These monthly checks should be recorded in a log and retained with the annual service certificate.
5-year extended service
In addition to the annual service, BS 5306-3 requires a more thorough extended service at 5-year intervals from the date of manufacture. For rechargeable extinguishers, this involves full discharge, internal inspection, and refill. For CO₂ cylinders, a hydraulic pressure test is required. For most dry powder extinguishers, replacement at 5 years is more economical than an extended service. The 5-year extended service date is stamped on the extinguisher body and must be tracked — our engineer will flag any units due for extended service during the annual inspection.
Who is responsible — the Responsible Person
Under the Fire Safety Order, the Responsible Person is the employer where the premises are a workplace, or the owner or manager where the premises are not a workplace — which means the landlord or their managing agent for HMOs and rental properties. The Responsible Person cannot delegate this duty to tenants. They must ensure extinguishers are serviced annually, maintain service records, and ensure that appropriate extinguishers are present for the fire risks in each area of the property.
Consequences of out-of-date extinguishers
An extinguisher with an expired service label is not merely a paperwork problem — it is an unserviceable piece of fire-fighting equipment. During a fire, it may fail to discharge, discharge incompletely, or discharge with dangerous pressure. From a compliance perspective, a fire authority inspection or HMO licence inspection that finds out-of-date extinguishers can result in an informal or formal enforcement notice, and in serious cases prosecution under the Fire Safety Order with an unlimited fine. HMO licensing inspections that identify non-compliance can lead to revocation of the HMO licence, making the property unlawful to let.
Frequently Asked Questions
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Fixed price from £79.99. All extinguisher types. Service label issued within 24 hours. Same-week appointments across all 33 London boroughs.