What is the difference between a NEN 2535 type A and type B system?

A type A system (the heavier variant) has automatic smoke detection and automatic alarm transmission to the fire service, and is prescribed for buildings where occupants cannot evacuate independently. A type B system (the basic level) consists of manual call points and possibly limited automatic detection without alarm transmission. Which variant applies to your premises is recorded in the Schedule of Requirements (Programma van Eisen).

Buying a fire alarm system: requirements, costs and steps

What to know before you buy

Buying a fire alarm system starts with the right questions

A fire alarm system is not an off-the-shelf product you take ready-made out of a box. It is a building-specific system, designed around your use function, the technical building file, the escape routes and the requirements of the Bbl, the Dutch Buildings Decree, and your insurer. Anyone looking to buy a fire alarm system first needs a Schedule of Requirements (in Dutch, Programma van Eisen), then a design, then the installation, and finally an inspection or inspection certificate.

On this page we set out all the steps as a recognised installer. We explain when a fire alarm system is required, which components it contains, what the difference is between a type A and a type B system, how alarm transmission to the fire service is arranged, what it costs and which maintenance obligations you have after handover.

We write this page from practice. We design, install and maintain fire alarm systems for SME offices, schools, healthcare institutions, hotels, childcare, property managers and industry. Not all of this information is universal, so if you are unsure about your specific situation, ask for free advice via the contact form or call +31 172 240 025.

On this page

What does this page cover about buying a fire alarm system?

Nine topics, built up in the logical order from orientation to handover. If you would rather jump to a specific part, use the direct links below.

1. What is a fire alarm system? 2. When is a system required? 3. Which standards apply? 4. Alarm transmission to the fire service 5. Components of a system 6. From advice to handover 7. Costs of a system 8. Maintenance and certification 9. Frequently asked questions

1. What is a fire alarm system?

A fire alarm system does three things at once

A fire alarm system has three main functions that follow on from one another within seconds. Early detection, alerting inside the building and, where prescribed, transmission to the outside. Bringing these functions together creates a closed chain of risk management.

Early detection of fire

Automatic detectors such as optical smoke detectors, heat detectors, multi-criteria detectors or aspirating systems respond to smoke, heat or flames. The aim is to detect a fire while it is still smouldering, well before flames or heat make the building unsafe. The earlier the detection, the greater the chance of survival and the more limited the damage.

Alerting and control

The fire alarm control panel processes the signal and, within seconds, activates the sounders, the evacuation alarm and any linked systems such as door magnets, smoke vents, lift recall, ventilation or fire-resistant sliding doors. The fire alarm system thereby acts as the heart of the entire fire safety installation.

Alarm transmission where needed

For specific buildings, the signal is automatically transmitted to the regional alarm receiving centre of the fire service or to a private alarm receiving centre. Doormelding is the automatic transmission of the alarm to the fire service. For most other buildings, internal alerting with emergency response follow-up is sufficient. Which form of transmission suits your premises is set out in the Schedule of Requirements.

Type A versus type B system

In practice, a distinction is often drawn between a type A and a type B system. Both meet NEN 2535, the Dutch standard for fire alarm systems, but they differ in scope and in automatic detection.

Heavier

Type A system

The heavier variant, with automatic smoke detection, manual call points, alarm transmission to the fire service and a linked evacuation alarm. Prescribed for buildings with people who cannot evacuate independently, such as healthcare institutions, custodial premises and accommodation functions with 24-hour care. A type A system usually has full monitoring and calls for an independent inspection certificate.

Basic

Type B system

The basic variant, with manual call points and, where needed, partial automatic detection. No mandatory alarm transmission to the fire service. Widely used in offices, shops, childcare and commercial buildings where occupants can evacuate themselves and the emergency response team handles the follow-up. A type B system also fully meets NEN 2535 and the Bbl, provided it is well designed.

2. Requirement

When is a fire alarm system required?

The Bbl, the Dutch Buildings Decree, determines per use function whether a fire alarm system is required. Since 1 January 2024, the Bbl has been the successor to the 2012 Buildings Decree. Whether a system is needed depends on two main routes and three variables.

A

Route A. Dead-end escape route

A building with dead ends, or escape routes that are too far apart, calls for early warning. In that case the Bbl prescribes a fire alarm system, regardless of the use function. The idea is that occupants gain more time to get safely outside via the only available route.

B

Route B. Use function and size

The Bbl contains tables that indicate, per use function, the floor area, number of people or building height from which a fire alarm system is required. Some functions, such as custodial functions or care with bed-bound patients, almost always have a system. Other functions only once a certain threshold is reached.

Three factors determine the requirement per use function

Whether a building is required to have a fire alarm system is assessed along three variables. If your premises exceed the threshold on any one of these points, the requirements of NEN 2535 apply.

Use function

The Bbl distinguishes, among others, residential function, accommodation function, healthcare function, custodial function, office function, education function, assembly function, retail function and industrial function. Each function has its own threshold for the fire alarm requirement.

Gross floor area

The total area of the building or the part in use. For some functions a threshold applies from around 250 m², for others only from 500 or even 1,000 m². The exact figures are in the Bbl tables for new build (section 4.6) and existing build (section 3.6).

Building height

The height of the highest floor above ground level. High-rise almost always has a requirement for full monitoring. For floors above 13 or 20 metres, stricter requirements apply, especially for residential functions, accommodation and offices.

Indicative thresholds per use function

The figures below are indicative, based on the Bbl tables, for illustration. For your premises, the exact table value from the Bbl always applies, in combination with the specific layout. Request an assessment for certainty.

Use function	When a system is almost always required
Custodial function	Always, with full monitoring and alarm transmission
Care with bed-bound patients	Almost always, with full monitoring and alarm transmission
Accommodation function (hotel, B&B)	From around 5 beds or a certain floor area
Office function	From around 500-1,500 m² or a building height above 13 m
Education function (school)	From a certain floor area per fire compartment
Childcare	For care of children under 4, almost always required
Assembly function	From a certain number of people or floor area
Retail function	From around 1,000 m² and/or multiple storeys
Industrial function	Depending on storage, production and compartment size

Alongside the Bbl, permit requirements, fire service advice and your insurer's requirements all play a part. Insurers often work with the VRKI (the Dutch improved risk classification system) and may require a fire alarm system or inspection certificate on top, even where the Bbl does not prescribe one. Read more in our detailed knowledge page on fire alarm system requirements under the Bbl.

3. Standards

Which standards apply to your fire alarm system?

For the technical detail, the Bbl refers on to the NEN standards. Anyone looking to buy a fire alarm system needs to know which standards apply to design, installation, management and maintenance. We set out the four most important ones, plus the roles your own organisation fills.

NEN 2535. Fire alarm system design

The Dutch standard for the design and installation of fire alarm systems. It covers, among other things, detection, detector choice, zoning, monitoring level, alarm transmission, cabling, redundancy and projection. NEN 2535 forms the basis for your Schedule of Requirements and the installer's design.

NEN 2575. Evacuation alarm design

The standard for the evacuation alarm system. It distinguishes Type A (voice evacuation) and Type B (slow-whoop), and describes loudspeaker design, sound pressure level, coverage and the link with the fire alarm system. In larger or complex premises, the fire alarm system and the evacuation alarm are two separate systems with their own standards.

NEN 2654-1. Fire alarm maintenance

The standard for the management, checking and maintenance of the fire alarm system. It prescribes the monthly check by the system manager, quarterly maintenance by a certified company, the annual major service and the mandatory logbook. Without NEN 2654-1 maintenance, the inspection certificate lapses.

NEN 2654-2. Evacuation alarm maintenance

The parallel to NEN 2654-1, but for the evacuation alarm system. A monthly function test of loudspeakers, periodic checking of the sound pressure level and an annual assessment of cabling, batteries and controls. For large complexes, often placed in a single contract with NEN 2654-1.

CCV schemes for certification

The Centre for Crime Prevention and Safety (CCV) manages the inspection and installation schemes for fire protection. An installer working under a CCV scheme for fire alarm systems demonstrably proves that the organisation has the knowledge, procedures and trained staff. For transmission to the regional alarm receiving centre, CCV certification is mandatory.

System manager. Installation Manager

NEN 2654-1 requires the building user to designate a Trained Person (Opgeleide Persoon), also called the system manager, for day-to-day management. The system manager carries out the monthly check, manages the logbook, temporarily takes zones out of service during works and is the first point of contact for the maintenance engineer and the fire service.

REOB and related certificates

Alongside fire alarm certification, for extinguishing equipment the REOB accreditation applies (the Dutch scheme for the recognition of small extinguishing equipment maintenance companies). A full-service supplier often places fire alarm systems, evacuation alarms and small extinguishing equipment with a single recognised maintenance company, so that you have just one contract party for your complete fire safety installation. Read more on our integrated installation management page.

4. Alarm transmission

Transmitting alarms to the fire service, when it applies and when it does not

The direct transmission of a fire alarm to the fire service has been greatly reduced since 1 January 2018. The number of false alarms was so high that the government decided the owner becomes responsible for verification. Since then, the fire service is only alerted automatically for buildings with people who cannot evacuate independently.

For other buildings, internal alerting with follow-up by the emergency response team or a private alarm receiving centre applies. This prevents unnecessary fire service call-outs and keeps capacity available for situations where it is genuinely needed.

For which buildings does alarm transmission still apply?

Custodial functions, such as police stations and custodial premises where occupants cannot move freely.
Healthcare with bed-bound patients, think of hospitals, ICUs and care institutions with 24-hour care.
Accommodation functions with 24-hour care, such as a care hotel or specialised care facility.
Other buildings, only where the insurer or permit requires transmission via a private alarm receiving centre.

What does alarm transmission cost?

Transmission via a regional alarm receiving centre or private alarm receiving centre calls for a connection subscription, a transmission device at your control panel and a dedicated communication link (often dual-path with IP and mobile). Allow a few hundred euros a year for the subscription, plus an initial investment for the transmission device. For a precise estimate, we are glad to draw up a calculation for your building.

5. Components

What does a fire alarm system consist of?

A fire alarm system is a chain of components that together detect, signal and control. We go through them one by one below, so you know what you are buying and why the price varies.

Fire alarm control panel

The heart of the system. It processes signals from all connected detectors, determines whether there is an alarm and controls the sounders, alarm transmission and linked systems. Modern panels work on a loop basis and are addressable, so the exact location of each detector is visible. A 24 to 72 hour backup power supply with batteries keeps the system running during a power failure.

Optical smoke detectors

The most widely used detector in the Netherlands. It responds to light scattering by smoke particles and gives a very early alarm. Suitable for offices, hotel rooms, corridors, occupied spaces and most storage environments. Average service life ten years, after which they are replaced preventively.

Heat detectors

These respond to a temperature rise above a fixed threshold or to a rapid temperature increase. Used in kitchens, boiler rooms, car parks and workshops where steam, dust or exhaust fumes would disturb a smoke detector. Less early detection than a smoke detector, but far more reliable in contaminated environments.

Multi-criteria detectors

These combine smoke, heat, carbon monoxide and/or flame recognition in one housing. The panel assesses several parameters at once, which greatly reduces false alarms. Increasingly the standard choice in healthcare institutions, hotels and offices where both early detection and operational reliability matter.

Aspirating systems

High-grade smoke detection via a pipe network that continuously draws in air and analyses it in a central detection unit. Ideal for data centres, clean rooms, listed buildings or historical archives where ordinary detectors either cause disturbances or must remain out of sight. Detects at very low smoke concentrations.

Linear smoke detectors

These work with an infrared beam between transmitter and receiver over a long distance. They detect smoke in atriums, sports halls, warehouses and large halls where point detectors on the ceiling are not practical. They quickly cover 80 to 100 metres per beam.

Flame detectors

Optical detectors that recognise the UV or IR spectrum of an open flame. Used in industrial environments with rapidly flaring fires, such as petrochemicals, fuel storage and welding businesses, where smoke development takes too long for an effective response.

Manual call points

The red push buttons along escape routes, at exits and at strategic points. Anyone present can raise the alarm manually. Even in buildings with non-automatic monitoring only, manual call points are required at predetermined locations under NEN 2535.

Sounders and beacons

Sirens, slow-whoop horns and flashing beacons warn occupants. A voice evacuation alarm (Type A) is prescribed for large or complex buildings where panic would otherwise be a risk. Sound level and coverage follow NEN 2575.

Transmission device

The equipment that passes the fire signal from the control panel on to the regional or private alarm receiving centre, usually via a dual-path connection (IP and mobile) for maximum availability. Prescribed for buildings with an alarm transmission requirement or where the insurer requires it.

Power supplies and battery pack

The fire alarm system has a primary 230 V supply and an independent backup power supply with batteries. During a power failure, the system must keep running for at least 24 to 72 hours, depending on the monitoring class. The batteries are checked at each annual service and replaced on average every four to five years.

Controls and links

On an alarm, the control panel automatically releases door magnets, returns lifts to the ground floor, opens smoke vents, switches over the mechanical ventilation and closes fire-resistant sliding doors. Which controls are included is set out in the Schedule of Requirements.

6. How we work

From first advice to handover, the whole process in six steps

Buying a fire alarm system is not a one-off purchase, but a process that, with the right preparation, runs tightly and without surprises. We go through six fixed steps in which we guide you.

1

Intake and risk analysis

We visit your premises and assess the floor plans, use function and risk aspects. We discuss existing systems, permit requirements, fire service requirements and your insurer's policy conditions. The result is a clear overview of what is required and what is optional.

2

Schedule of Requirements

Based on the intake, we draw up the Schedule of Requirements, in Dutch the Programma van Eisen, also known as the Uitgangspuntendocument. It sets out the monitoring level, the number and type of detectors, the alarm transmission, the evacuation alarm and the controls. The Schedule of Requirements is the formal starting point for the design and is coordinated with the municipality and fire service where needed.

3

Design and projection report

Our projection specialist develops the Schedule of Requirements into drawings, a block diagram, a cabling plan and a projection report. We calculate the sound pressure level (NEN 2575), monitoring coverage (NEN 2535) and battery capacity. You receive the design for review before installation starts.

4

Installation by recognised engineers

Our fire alarm engineers install the loop system and fit the detectors, sounders, controls and the control panel. We connect the transmission device, program the zones, carry out the final work and test all functions. Throughout the work we keep things tidy and minimise disruption to your operations.

5

Performance inspection and handover

After completion, the system undergoes a performance inspection (Prestatie-Inspectie). We check every detector, the signalling, the alarm transmission and all controls. You receive the handover file, including the installation certificate. For buildings with alarm transmission or strict insurance requirements, an independent inspection certificate from an accredited inspection body follows.

6

Maintenance, management and logbook

After handover, your system falls under our maintenance contract in line with NEN 2654-1. Monthly check by the system manager, quarterly maintenance, an annual major service and a 24/7 fault service. That keeps your inspection certificate valid and your operations safe. Read more on fire alarm maintenance.

7. Costs

What does a fire alarm system cost?

An honest answer up front: there is no fixed price tag for a fire alarm system. The price is determined by the number and type of detectors, the monitoring level, the alarm transmission, the evacuation alarm and the complexity of the premises. Below is a fair indication, without dressing it up.

Small office or commercial building

A simple type B system with manual call points, limited automatic detection in escape routes and a basic control panel often starts in the order of a few thousand euros. For an SME building up to around 500 m², this is usually sufficient, provided the Bbl thresholds are met.

Medium-sized office or school

An average building of between 1,000 and 3,000 m² with partial or full monitoring, an evacuation alarm and links to lifts and doors quickly comes to an investment in the order of ten thousand to several tens of thousands of euros. Including the performance inspection and handover file.

Healthcare institution, hotel or large school

A full type A system with automatic detection in all rooms, transmission to the regional alarm receiving centre, voice evacuation (Type A) and extensive controls quickly calls for an investment in the order of several tens of thousands to well over a hundred thousand euros. For large hospitals and complex premises, this is higher still.

Additional costs and subscriptions

Besides the installation costs, also allow for a transmission subscription at the regional or private alarm receiving centre (in the order of a few hundred euros a year), the costs for the Schedule of Requirements and the projection report, possibly an independent inspection certificate (on average €1,500-€5,000 per inspection) and the annual maintenance obligations.

What determines the final price?

Ten factors to watch in a quote for a fire alarm system. A low quote can hide an incomplete scope, a high quote can contain unnecessary extras. Always ask for a transparent breakdown per item.

1. Monitoring level. Full, partial or non-automatic (manual call points only).
2. Number and type of detectors. Optical, heat, multi-criteria, aspirating or linear.
3. Control panel and loop architecture. Small, medium-sized or complex with multiple loops.
4. Alarm transmission. With or without a regional or private alarm receiving centre, dual-path connection, annual subscription.
5. Evacuation alarm. Type A (voice evacuation) or Type B (slow-whoop).
6. Controls and links. Lifts, doors, ventilation, smoke vents, extinguishing systems.
7. Cabling and structural alterations. Fire-resistant penetrations, cabling routes.
8. Schedule of Requirements, projection report, drawings. Often an underestimated part of the price.
9. Performance inspection and possibly CCV inspection. With the issue of a certificate, costs separate.
10. Maintenance contract. Annual fixed costs for system manager support, quarterly maintenance, the major service and a 24/7 fault service.

A guide price for your premises, without obligation?

Let us assess your premises and you will receive a well-founded indication without obligation. We discuss the cost items, the monitoring level and the process openly.

Request a quote

8. Maintenance and certification

After handover, management and certification under NEN 2654-1

A fire alarm system is only as reliable as its maintenance. NEN 2654-1 prescribes a fixed rhythm of checks and maintenance, without which your inspection certificate lapses and your insurer may raise questions in the event of damage.

Monthly check by the system manager

The Installation Manager or Trained Person (Opgeleide Persoon) goes through the control panel each month, checks for faults, tests at least one automatic detector and one manual call point and records the findings in the logbook. Without this check, the validity of the inspection certificate lapses.

Quarterly maintenance by a recognised company

Four times a year, a certified maintenance company inspects the control panel, power supply, alarm transmission, controls and a sample of the detectors. Faults are resolved immediately. The findings are recorded in the logbook and reported to the system manager.

Annual major service

Once a year, all detectors are cleaned or tested, manual call points operated, batteries checked, alarm transmission measured and all controls fully run through. This annual service is a condition for keeping the inspection certificate. You receive proof of completed maintenance on paper and in the digital logbook.

Renewing the inspection certificate

The CCV inspection certificate is valid for one to three years. Before it expires, a re-inspection follows by an independent accredited inspection body. Any shortcomings are remedied within a set period before the certificate is reissued. Plan the re-inspection well in advance.

Managing the logbook

The logbook, digital or on paper, is your evidence towards the fire service, the municipality and the insurer. All checks, alarms, faults, tests and changes are recorded with the date, name and signature. During an inspection, or after damage, the logbook is the first thing requested.

Maintenance certificate

Your maintenance company must itself be CCV-certified for fire alarm maintenance. On handover you receive an installation certificate from the installer. For ongoing maintenance, a maintenance certificate from the maintenance company. Both demonstrate that the system verifiably meets NEN 2535 and NEN 2654-1.

Maintenance costs in perspective

Allow for maintenance as an annual fixed cost in the order of a few hundred euros for a small system, up to several thousand euros a year for a large type A system with alarm transmission and extensive controls. A maintenance contract usually covers system manager support, quarterly maintenance, the annual service, logbook management and a 24/7 fault service. See our fire alarm maintenance and fire alarm management pages for the full approach.

By sector

Fire alarm systems per use function

Not every use function calls for the same approach. We have specialised pages for the most common sectors, in which we work out the specific obligations, pitfalls and points of attention.

Healthcare institution

Full monitoring, transmission to the regional alarm receiving centre and strict requirements around reduced self-reliance.

School and education

A combination of pupil safety, the emergency response team and requirements around evacuation times.

Hotel and accommodation

Alarm transmission with 24-hour care, voice evacuation and a link with key management.

Childcare

Strict requirements for the care of children under 4, with rapid alerting and clear evacuation routes.

Fire alarm systems for business

The general approach for SMEs, offices and property. A full overview on fire alarm systems.

Fire-safety consultancy

An independent assessment of your existing situation and advice towards the Bbl, NEN 2535 and insurance. See fire-safety consultancy.

9. Frequently asked questions about buying a fire alarm system

The questions we hear most often from owners, facility managers and directors who are getting to grips with buying a fire alarm system.

A fire alarm system is required as soon as a building exceeds the thresholds that the Bbl, the Dutch Buildings Decree, sets per use function. The threshold depends on floor area, building height and the nature of the use. A system is also required where there are dead-end escape routes. Healthcare, custodial, accommodation, education, assembly and industrial functions most often fall under the requirement. Insurers may require a fire alarm system on top of this, even where the Bbl does not prescribe one. Read more on our page about fire alarm system requirements under the Bbl.

The price of a fire alarm system is determined by the monitoring level, the number of detectors, the choice between full or partial monitoring, the alarm transmission and the evacuation alarm. A simple system for a smaller office or commercial building often starts in the order of a few thousand euros. A full type A system for a healthcare institution, hotel or school with alarm transmission and voice evacuation can run into tens of thousands of euros. You should also allow for annual maintenance and inspection costs. We are glad to draw up an accurate quote for your premises on request.

A type A system has automatic smoke detection and alarm transmission to the fire service, and is prescribed for buildings with reduced self-reliance. A type B system consists of manual call points and possibly limited automatic detection without alarm transmission. Which variant applies to your premises is recorded in the Schedule of Requirements (Programma van Eisen). In practice, type B systems are common in offices and commercial buildings, and type A systems in healthcare, custodial premises and accommodation with 24-hour care.

Since 1 January 2018, the obligation to transmit alarms to the fire service has been heavily reduced, and this restriction has been carried over into the Bbl. Mandatory alarm transmission now applies only to custodial functions, healthcare with bed-bound patients (24-hour care) and accommodation functions with 24-hour care. For other buildings, internal alerting with follow-up by the in-house emergency response team applies. Insurers may still require alarm transmission via a private alarm receiving centre.

The lead time depends on the size of the premises, the complexity of the Schedule of Requirements and coordination with the municipality, the fire service and the insurer. For a simple office building, allow four to eight weeks from order to handover. For a large healthcare institution, school or hotel with full monitoring and alarm transmission, this can extend to three to six months, including the Schedule of Requirements procedure, design, installation, programming, performance inspection and possibly a CCV inspection certificate.

After handover, a fire alarm system is designed and commissioned by the installer through a performance inspection (Prestatie-Inspectie). For buildings with alarm transmission, or where the insurer requires it, an independent inspection follows by an accredited inspection body under the CCV fire protection inspection scheme, with the issue of an inspection certificate. The certificate is valid for one to three years and must be renewed periodically.

The system manager is the Installation Manager or Trained Person (Opgeleide Persoon) as described in NEN 2654-1. This is the designated building manager responsible for day-to-day management, the monthly check, keeping the logbook and temporarily taking zones out of service during works. The role calls for a recognised one to two day course, with periodic refreshers. In practice the system manager is the facility manager, technical manager or a designated member of the user's staff.

NEN 2654-1 prescribes a fixed maintenance rhythm. Each month the system manager checks the control panel, tests at least one automatic detector and one manual call point and records this in the logbook. Every quarter, maintenance follows by a certified maintenance company. Once a year a major service is carried out, with cleaning or replacement of detectors, checking of batteries, alarm transmission and all controls. For the evacuation alarm, NEN 2654-2 applies in parallel.

A system is handed over with an installation certificate from the recognised installer. For maintenance, a maintenance certificate from the maintenance company is required. For buildings with alarm transmission or strict insurance requirements, an independent inspection certificate under the CCV scheme is also mandatory. Both the installer and the maintenance company are CCV-certified for fire alarm systems and, where applicable, for the connection to the regional alarm receiving centre.

The fire alarm system detects the fire and generates the fire alarm. The evacuation alarm system warns occupants via slow-whoop or a voice evacuation system. In smaller buildings both functions are housed in one control panel. In larger or complex premises they are two separate systems. The fire alarm system follows NEN 2535 (design) and NEN 2654-1 (maintenance). The evacuation alarm system follows NEN 2575 (design) and NEN 2654-2 (maintenance).

Looking to buy your fire alarm system?

We visit free of charge for an on-site intake, assess your premises against the Bbl and your insurance requirements and deliver a well-founded Schedule of Requirements, a design and a transparent quote. You know in advance what you are buying and what the annual obligations are.

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Buying a fire alarm system: requirements and costs