This is a recap/clarification of where I have got with this so far. I'd missed reading some earlier points raised and I'll try and clarify those here too:
In my original post I said '
we have to replace the rechargable back-up batteries in the detector heads'. Having looked again at photos of the backs of the heat and smoke detector heads I now see that the suggested battery types marked on the battery compartments are *not rechargable*, they are the regular alkaline 9v 'mini-brick' batteries with which we will all be familiar. I apologise for the confusion I caused there!
Example:
https://www.duracell.co.uk/products/9v/ Note I have not removed the detector heads and confirmed what batteries are presently installed.
I have managed to download the installation, maintenance + troubleshooting guide for the detector heads.
https://www.safefiredirect.co.uk/brk-67 ... alarm.aspx I'm certainly very surprised that the guide only seems to mention 'qualified electrician' or similar just once, and that is re: initial system installation. These kinds of appliance guides typically come with numerous warnings, loud and clear in bold, right at the start, but not here! I will try and upload an image of what it has to say about maintenance. On the image I have highlighted a part of the text with a red line. Having seen how the electrician removed the heads this section appears to be the applicable sub-section. In summary this user-guide appears to suggest isolating the circuit and removing the heads can be done by an unqualified house-holder. That is quite shocking...
FWIW I am conscious of the fact that the agent who has previously been helpful seems to be firmly clear now that this problem is my responsibility.
re: a Richlist point: I don't know how long the LL has been in the business, but we aren't the first tenants. The property used to be the LLs home, and having previously let out my own home I'm conscious that tenant matters can feel much more personal; 'I used to be able to simply fix x/y/z with my eyes closed why can't they!?'. The LL is using an agent, both are located within about 2-3 miles.
re: a Mike4 point: The electrician did check the heads and removed an expired one from the garage. He moved another from a bedroom to a landing and explained the system thus met the minimum Regs requirements, 'though ideally the LL should replace the missing heads and you might suggest that she does so'. He did not lift any of the battery compartment covers to check beneath. Oh, and, from what I've seen in the first 4 months I'm not anticipating any periodic LL inspections to happen.
re: Modellingman quotes this from the current regs:
'-Landlords will be responsible for repairing or replacing any faulty alarms.
-If tenants find that their alarms are not in working order during the tenancy, they are advised to arrange for the replacement of the batteries.
-If the alarm still does not work after replacing the batteries, or if tenants are unable to replace the batteries themselves, they should report this to the relevant landlord.'
... and this^ seems to be the LLs position.
- re: a point I made [!]: '-The local Environmental Health website includes this: 'Your landlord is obliged to check that these alarms are in working order on the day your tenancy begins, but you should check them regularly as well.'
Some random comments + thoughts that I might possibly come back to:
- Am I responsible for the maintenance of hard-wired building infrastructure (hardwired smoke alarm system)?
- Note, and this x-refs with a point made by Modellingman: Alarms were not tested in our presence at the commencement of our tenancy - vs - the LL had a legal obligation to have tested and confirmed that the system was in proper working order at that time. I don't believe that this requirement was met, but it could be that requesting such proof of checks now will antagonise the LL such that it ends up working against us in future... hmmm!
- The user-guide says to 'change the battery if the alarm beeps every 45 seconds'. What it doesnt say is whether such beeping continues until the battery has been changed. For example there have been instances it might have beeped two or three times 45 seconds apart. But then it'd done the same with entirely random intervals of minutes, hours and even days. The alarms have not rung since Thursday, do I take it that the batteries still need replacing?
- Is it a 'battery powered system'? [x-ref: if such tenant works is required per the TA].
re: A Mc2Fool: 'Well that's easy then, you reply saying that the only reference to smoke alarms you can find in the tenancy agreement says that you have "To test at regular intervals any battery operated smoke alarms fitted in the premises and replace any battery in an alarm, which is found not to be working.", but these are mains operated smoke alarms and so clearly that statement doesn't apply, and ask them to highlight which part they are referring to that makes any statement about mains operated alarms, as you can't see one.' - If I'm running out of goodwill from LLs agent might I ask this of the local council housing dept - TBD. And ps. could the following conceivably refer to a consumable back-up battery in a mains powered detector? Hmmm...>
'and replace any battery in an alarm, which is found not to be working'