Buying Properties in Estonia: Fire‑Safety Compliance & Inspection Guide

1 | Why Fire‑Safety Matters

• Legal requirement—non‑compliance can void insurance and incur fines up to €1 200.

• Tenant safety—landlords must provide functional alarms and evacuation routes.

• Property value—up‑to‑date fire‑safety certificates speed mortgage approval and resale.

2 | Mandatory Devices & Intervals (2025)

Dwelling Type	Smoke Alarm	CO Detector	Fire Extinguisher	Chimney Sweep
Apartment (electric heating)	≥ 1 per 60 m²	Optional	Optional	n/a
Apartment (gas boiler)	≥ 1 per 60 m²	Required	6 l foam	Yearly
Detached House (solid‑fuel stove)	≥ 1 per floor	Required	6 l foam + fire blanket	2× year
New Build > 2 floors	Hard‑wired, inter‑linked	As per heat source	6 l foam per floor	Yearly

Code reference: Estonian Rescue Act (2022 update) & Ministerial Regulation 42.

3 | Device Placement Quick‑Guide

• Smoke alarms centred on ceiling ≥ 30 cm from wall.

• CO detectors at breathing height—1.5 m for bedrooms, knee level near boilers.

• Extinguisher visible & reachable within 15 m of kitchen/stove.

• Fire blanket mounted at eye level next to cooker.

4 | Inspection & Certification Timeline

Event	Who Performs	Cost (€)	Validity
Initial installation audit	Certified fire‑safety engineer	80–120	Once
Annual equipment check	Owner (self‑log)	—	12 months
Chimney sweep (solid‑fuel)	Licensed sweep (korstnapühkija)	60–90	12 months / 6 months
Rescue Board spot‑inspection	Estonian Rescue Board	Free	Random

Keep certificates and sweep reports 5 years for insurer audits.

5 | Smart‑Home Enhancements (Optional but Valuable)

Device	Benefit	Extra Cost
Wi‑Fi smoke alarm (Matter‑ready)	Phone alerts, self‑testing	+€40 per unit
Leak‑&‑heat combo sensor	Early warning for boiler fires	€55
Smart power‑cut relay	Auto‑shuts high‑draw circuits when alarm triggers	€90 install

Insurers offer 5 %–8 % premium discount for connected detectors and monitored alarms.

6 | Common Violations & Quick Fixes

Violation	Fine	Fix
Missing smoke alarm	€200	Install & test; photo proof for Rescue Board
Expired extinguisher (older than 10 yrs)	€100	Replace; date‑stamp in log
Unswept chimney > 12 months	€400	Book sweep; submit certificate
Painted‑over escape signs in apartment block	€300 (HOA)	Replace with photoluminescent signs

7 | Fire‑Safety in Renovations & New Builds

• Building Permit requires fire‑engineer statement for extensions > 60 m².

• Use B‑class fire‑rated materials for drywall & insulation in multi‑unit blocks.

• Sprinkler systems mandatory for new residential buildings > 1 600 m² or > 3 floors.

• Submit as‑built fire‑safety plan to Ehitisregister before occupancy certificate.

8 | Bryan Estates Fire‑Compliance Service

• On‑site audit & device plan within 24 h.

• Bulk purchase of EU‑certified alarms—save 10 %.

• Licensed chimney sweep scheduling and log management.

• Insurance liaising to activate premium discounts.

Frequently Asked Questions

Do battery alarms satisfy code?

Yes for existing homes, but new builds need hard‑wired + battery back‑up.

Can tenants replace expired batteries?

Yes—tenant responsibility; provide spare 9 V batteries in welcome pack.

Is a wood sauna stove counted as solid‑fuel heating?

Yes—requires twice‑yearly chimney sweeping and CO detector.

Ready for a Fire‑Safe Home?

Email info@bryanestates.ee or call +372 123 4567 for a fire‑safety compliance audit and equipment quote.