New Hampshire Fire Escape & Sprinkler Rules for Renters

Fire protection in rental housing is not only about peace of mind—it's a legal right. In New Hampshire, clear safety laws require landlords to provide functioning fire escapes, alarms, and sprinkler systems in many buildings. This overview will help renters understand their rights, what to look out for, and options if these safety standards are not met.

Fire Safety Requirements for Rental Units in New Hampshire

State and local laws outline safety features that landlords must provide for tenant protection. These include exits, alarms, and sometimes sprinkler systems. What applies depends largely on the size, age, and type of building.

Fire Escapes: What Landlords Must Provide

• Multiple Units: Buildings with more than two dwelling units generally must provide adequate means of egress (safe exit routes, such as stairs or marked exits).
• Older Buildings: If an older building lacks internal stairways or hallways, landlords may need to maintain exterior fire escapes that meet state and local codes.
• Access & Maintenance: Exits and escape routes must be kept clear, accessible, and in safe working condition at all times.

New Hampshire fire escape laws refer to both state rules and local fire ordinances. If you’re unsure about your building’s compliance, you can request an inspection by your local fire department.

Fire Sprinkler Systems in Rental Properties

• New Construction: Multi-unit buildings constructed or substantially renovated after 2010, often require automatic sprinkler systems under the New Hampshire State Fire Code.
• Larger Buildings: Apartment complexes and lodging houses with six or more units typically must have sprinklers if built or converted after code adoption. Smaller, older properties may not need sprinklers, but must still meet other fire safety standards.
• Common Areas: Sprinklers and smoke alarms are required in common areas such as hallways and laundry rooms, depending on the building size and use.

Landlords are responsible for maintaining any fire safety equipment in working order, including alarms and sprinkler heads.

Smoke & Carbon Monoxide Alarms

• Mandatory Alarms: State law requires functioning smoke alarms in every rental unit and on each floor, including the basement and near sleeping areas. Carbon monoxide alarms are required in buildings with fuel-burning appliances or attached garages.

If you believe alarms are missing or not working, notify your landlord in writing and keep a copy for your records.

What To Do If Fire Safety Standards Aren't Met

If you spot blocked exits, broken alarms, or you believe required sprinklers or fire escapes are inadequate:

• Document the issue with photos and notes.
• Report the problem in writing to your landlord or property manager.
• If not resolved promptly, contact your local New Hampshire State Fire Marshal's Office or city fire department.

Relevant Official Forms

• Complaint Form for Rental Housing Safety (No. DFS-R1): Used to report health and fire safety violations in rental properties.
  How and When to Use: If your landlord does not fix fire safety issues after you have given notice, fill out this form and file it with the NH State Fire Marshal's Office (download the DFS-R1 form here). Keep a copy for your records.

Who Oversees Rental Housing Safety in New Hampshire?

The New Hampshire Circuit Court – District Division is the main tribunal handling landlord-tenant issues, including some fire safety disputes when they affect tenancy rights.

New Hampshire rental property standards are governed under the New Hampshire Residential Rental Agreements Act and enforced by state and local fire officials.^{1, 2, 3}

Frequently Asked Questions

1. Are landlords in New Hampshire required to provide fire escapes in all rental properties?
   Not all rentals must have exterior fire escapes, but all multi-unit buildings are required to have safe exit routes that comply with the New Hampshire State Fire Code. Older properties may need dedicated exterior fire escapes if no internal exits are safe or available.
2. What should I do if my smoke alarm or fire escape is not working?
   Inform your landlord in writing immediately. If the issue is not quickly resolved or presents an immediate danger, contact your local fire department or the State Fire Marshal's Office.
3. Do all apartments in New Hampshire need sprinkler systems?
   Sprinkler requirements depend on the building’s age, number of units, and when it was built or substantially renovated. Newly constructed or large multi-unit buildings generally require sprinklers, but older or small buildings may not.
4. Can I withhold rent or break my lease if my building is unsafe?
   Potentially, but you must follow the procedures in the state’s landlord-tenant laws. It’s strongly recommended to seek advice or file an official complaint before taking these steps.
5. Where can I file an official complaint about fire safety in my rental?
   Contact the NH State Fire Marshal’s Office or use their Complaint Form for Rental Housing Safety (DFS-R1). In urgent cases, contact your local fire department or the District Division court if tenancy rights are involved.

Conclusion: Key Takeaways for Renters

• New Hampshire law requires safe exits, maintained fire alarms, and—depending on the building—sprinkler systems in many rentals.
• If you see safety hazards, report them first to your landlord, and escalate to local fire officials or the State Fire Marshal if needed.
• Know your rights: official complaint forms and support are available from government offices to enforce renter safety.

Knowing your building's fire escape and sprinkler requirements will help make your home safer and protect your rights as a tenant.

Need Help? Resources for Renters

• New Hampshire State Fire Marshal’s Office – Fire code enforcement, safety inspections, complaint forms
• NH Circuit Court – District Division – Handles landlord/tenant disputes and housing complaints
• New Hampshire Legal Aid – Housing Help – Free information and resources for renters
• New Hampshire Residential Rental Agreements Act – Complete text of the relevant tenancy laws

---

1. NH RSA 153:5 – Fire Escapes & Fire Protection Provisions
2. New Hampshire State Fire Code (Saf-C 6000, NFPA 1 & 101)
3. New Hampshire Residential Rental Agreements Act

Categories

Renter Rights & Legal Protections Lease Agreements & Renewals Rent, Fees & Security Deposits Moving In: Inspections & Disclosures Moving Out & Ending a Lease Maintenance, Repairs & Habitability Health & Safety Standards Evictions & Lease Violations Roommates, Subletting & Shared Housing Discrimination & Fair Housing Laws Accessibility & Disability Accommodations Utilities, Services & Billing Affordable Housing & Rental Assistance Rent Control & Rent Stabilization Privacy Rights & Landlord Entry Security, Locks & Emergency Protections Dispute Resolution & Legal Aid Retaliation & Harassment Protections Mobile Home & Manufactured Housing Rights Special Housing Types & Situations