Fire safety may sometimes seem like a technical issue, but for homeowners’ associations, it is primarily a matter of responsibility. A properly functioning fire alarm system can mean the difference between a quickly contained emergency and serious damage to the building and its residents. Yet in practice, inspections, maintenance, and certification are not always up to standard—often due to a lack of knowledge, not a lack of willingness.
This article will help you understand what the law requires, what steps your homeowners’ association needs to take, and what risks arise if no action is taken. No scare tactics—just clear facts and practical guidance.
A fire detection system detects fires at an early stage and ensures that residents can evacuate in time. In the Netherlands, the system is regulated by law under the Building and Environment Decree (Bbl).
Depending on the building’s intended use and size, a fire alarm system may be required, sometimes with full monitoring and sometimes with partial monitoring. In addition, the technical standards NEN 2535 (design and installation) and NEN 2654 (management, inspection, and maintenance) apply.
For many residential complexes, a fire alarm system is a key component of basic fire safety, especially in cases where:
high-rise residential buildings
shared traffic areas
senior housing within the homeowners' association
parking garages with a higher risk profile (e.g., due to charging stations)
have a valid CCV inspection certificate (usually valid for 3 years; 1 year if mandatory reporting to the fire department is required)
be properly managed, inspected, and maintained in accordance with NEN 2654
A BMI is therefore not a “one-time installation,” but a system that requires ongoing attention—similar to an elevator system or roof maintenance.
Keep an up-to-date BMI logbook with maintenance reports and certificates.
Schedule regular maintenance (at least once a year).
Be sure to schedule the certification inspection in a timely manner.
Check whether the installation still corresponds to the building’s actual use (in the event of renovations or changes in use, a new inspection may be required).
The law requires homeowners' associations to take all reasonable measures to prevent fires (duty of care).
Yet things often go wrong because it’s not clear who is responsible for what.
A clear division of responsibilities helps prevent risks and disputes. For example:
Who maintains the BMI log?
Who hires the maintenance contractor?
Who monitors the certification date?
Who keeps residents informed, for example, about testing or service disruptions?
A structured approach can help with this, for example by appointing a fire safety officer within the board or management team.
An uninspected or poorly maintained BMI has three major consequences:
In the event of a fire, smoke can spread through common areas within minutes. If the fire alarm system does not function properly, the alarm will sound too late or not at all.
If it turns out that the board has been negligent—for example, due to missing certificates or overdue maintenance—this could result in limitations on coverage or personal liability for the board members.
During inspections, municipalities may request up-to-date documentation (floor plans, certificates, logbooks). If these are missing, a penalty notice may be issued.
These are not theoretical risks; these are current regulations that municipalities actively enforce.
Make fire safety a topic of discussion at the general meeting
If this has not yet been done, making a reservation through MJOP may be an option.
Check whether your building is subject to a fire safety inspection requirement (depending on the year of construction, height, and intended use).
Check the installation certificate: is it still valid?
Check the maintenance schedule: Is it carried out annually?
Ask your administrator for the complete BMI log and check that it is complete.
Schedule a quick scan if you have any doubts about the condition of the system.
Add this topic to the agenda of the General Meeting: discuss the risks and required budgets.
A building management system (BMS) is not a burden, but an essential service that protects residents and minimizes risks for the homeowners’ association. By properly organizing inspections and maintenance, the homeowners’ association not only complies with laws and regulations, but more importantly, ensures a safe living environment where residents can trust their board.
Our specialists are happy to assist you with information and advice on fire safety and suitable insurance solutions.
Call our HOA experts at 010 288 44 73 or send an email to vve@schoutenzekehreid.nl