Ensuring the safety of staff, employees or residents from fire hazards is a major concern in building construction. While implementing an appropriate smoke ventilation system and a comprehensive fire strategy is essential, the responsibility doesn’t stop there.
After the building is completed and occupied, it is crucial to maintain the smoke ventilation system for long-term effectiveness. This is where regular smoke ventilation maintenance becomes vital.
How often do smoke ventilation systems need to be inspected?
Several types of routine maintenance must be performed, as outlined in various laws and regulations.
Daily (recommended for residential):
Certain checks must be conducted daily to ensure system effectiveness. These include inspections of fire detection and alarm systems, smoke control and dampers, emergency escape and lighting, sprinkler systems, and fire doors. For smoke control, the system control panel needs to be checked. According to BS 9991:2007, in premises with specified opening times, these inspections should be completed before persons are allowed entry.
Residential properties must adhere to BS 9991:2015 codes of practice.
Weekly (recommended for residential):
Each week, a trained member of the premises management team must inspect the system. Their tasks include:
- Activating the system
- Ensuring fans and powered exhaust ventilators are functioning correctly
- Verifying that smoke dampers are operating as intended (typically closing, occasionally opening)
- Checking that automatic smoke curtains move to their proper positions
Quarterly (recommended for residential and commercial):
While the regular weekly checks are essential, they are not sufficient. Every three months, building management must simulate a scenario requiring ventilation activation by testing all smoke control systems. This thorough inspection involves testing each zone individually to ensure:
- The agreed ’cause and effect’ requirements function correctly, and the system responds to any planned initiation methods, such as smoke detection.
- When the primary power is removed, the secondary power supply operates within the interruption time specified in BS EN 12101-10
- Standby equipment activates when the primary equipment fails (e.g., duty standby fan sets and UPS equipment).
- Batteries are within the manufacturer’s recommended life cycle, with labels visible in their normal position.
- All fault monitoring functions work correctly by simulating fault conditions.
Annually (recommended for residential and commercial):
According to BS 9999:2007 Annex I, a competent, trained person must annually conduct examinations and log any defects to obtain a certificate of testing. This includes taking necessary actions to remedy any faults.
The annual inspection aims to identify unmonitored issues, implement preventive measures, and ensure the continued reliability of the system. It also serves as a reminder to inform relevant parties of any changes to the building that may affect the system’s protective functions. Records and documentation must be kept on file and updated. The user should also log all faults or damage in the system logbook and arrange for repairs or remedials as soon as possible.
Why should routine maintenance be carried out?
Beyond the obvious safety benefits, regular maintenance of smoke ventilation systems offers several other advantages. Routine inspections can reduce costs, as preventative upkeep is less expensive than repairing damage caused by a faulty system. Additionally, regular maintenance ensures the system runs more efficiently and lasts longer, maximizing its durability.
Even if your building has dedicated maintenance staff, the serious consequences of a poorly conducted inspection—both in terms of cost and potential harm—make it worthwhile to hire professionals for some of these tests.
ECE Group offer tailor-made services across London, Surrey and the South-East of England covering all aspects of Specialist Fire Safety Services and Facility Support.
We offer specialist cleaning services including grease extract ventilation cleaning, laundry extract ventilation cleaning and ductwork cleaning.
We also offer fire safety solutions including fire compartmentation, fire stopping and fire and smoke dampers testing and inspecting.
Contact us today on:
Tel: 020 3757 7150
Email: info@ecegroup.co.uk