Maintaining smoke control systems in multi-storey residential buildings

Testing and maintenance of life safety installations in multi-storey residential buildings is mandatory under the Regulatory Reform (Fire Safety) Order (RRO) and is one of the most important aspects of facilities management.

Why smoke control is important in multi-storey residential buildings

Properly functioning smoke control systems are essential in multi-storey residential buildings because they serve an essential safety function – they are one of the key components of a well-designed fire safety system that helps save lives. Below are some of the main reasons for providing smoke control in multi-storey buildings:

• In multi-storey apartment buildings, the main escape route is always via common corridors and/or lobbies to protected stairs.
• Smoke can easily spread from an apartment if a door is left open for even a short period of time - it can quickly fill a corridor or lobby, making escape difficult and dangerous for occupants.
• Smoke entering the stairs can also make escape difficult for occupants of higher storeys.
• The impact of being faced with a smoke affected corridor or staircase can be disorientating, causing panic and confusion.
• The fire and rescue services need clear access to stairs and lobbies to form a bridgehead for operations. In buildings over 18 m, this will be by a firefighting shaft which is required to be protected from smoke.

BS 9991 provides guidance on the design and management of smoke control systems within residential buildings including multi-storey residential. BS 9991 was updated in 2024, with a number of key changes introduced which building owners and managers may need to be aware of. [DH1] Maintenance frequencies for these systems are specified under BS 9999. For quick reference, you can also find clear guidance on best practice on the testing and maintenance of smoke control systems within the Smoke Control Association’s free guide - Guidance on Maintenance of Smoke Control System. In general, it is recommended that systems should be tested weekly and maintained annually as a minimum.

Building owners and facilities managers should be aware that under the RRO it is your legal responsibility to ensure that these regimes are implemented and followed. Failure to do so can lead to significant penalties including an unlimited fine and potential imprisonment.

Learn more about your responsibilities under the RRO.

In addition to being a legal requirement, this proactive approach to testing and maintenance is also essential for safeguarding building occupants. In the past, some building owners and facilities managers have chosen to adopt a reactive approach to maintenance i.e. repairing systems only once a fault is apparent. The problem is that life safety systems can often lie dormant in a state of readiness for when needed, so faults and failures often go undetected for some time or until an emergency occurs, when it may well be too late.

Furthermore, under current legislation, if a fault occurs and a system has reduced performance or is inoperable, mitigating provisions will have to be put in place to offset the risk in the event of a fire. These might range from employing a waking watch for the building, to a worst-case total decant of the residents to alternative locations. A fire engineering consultant may be required to advise on this.

The best way to avoid this is to continue with planned maintenance, make sure all systems are operating effectively and keeping buildings as safe as they always should be.

How Colt can help

As a leading provider of smoke control servicing and maintenance here in the UK, Colt can help ensure the systems within your buildings are properly serviced and function correctly. We offer nationwide coverage with experienced engineers who’re trained to the latest standards and backed with an extensive spare parts service. As part of a service contract, we will develop a programme of preventative maintenance which is tailored to your needs and, where possible, we will look to assign the same engineer to your site on every visit.

Contact us below to learn how we can take the stress out of maintaining your smoke control systems.