In most blocks of flats, smoke ventilation is what keeps the common corridor and stair usable during a fire, for residents leaving and for firefighters coming in. If the vent does not open, or opens late, the escape route can fill with smoke in minutes.
AOV systems are usually triggered by smoke detectors on each landing and are linked to a control panel with battery backup. We test the detection, the actuators, the free area at the opening, the panel and its batteries, the firefighter override switches, and the link to the fire alarm. Where a system is failing, we repair or replace actuators and panels from most major manufacturers.
The Fire Safety (England) Regulations 2022 require Responsible Persons of high-rise residential buildings to report a fault in a key fire-fighting system, including smoke control, to the fire and rescue service if it cannot be fixed within 24 hours. Regular servicing is how you avoid that call.
What is included
- Functional testing of AOVs and smoke shafts
- Actuator, motor and window mechanism checks
- Control panel, battery and charger tests
- Firefighter override switch tests
- Cause and effect checks with the fire alarm
- Repairs and like-for-like replacements
- Service reports and logbook entries
Who it is for
- Blocks of flats
- Managing agents
- Housing associations
- Build-to-rent
- Student accommodation
- Mixed-use buildings
The rules in each UK nation
England
In England, fire safety in non-domestic premises and the common parts of blocks of flats is governed by the Regulatory Reform (Fire Safety) Order 2005, as amended by the Fire Safety Act 2021 and the Fire Safety (England) Regulations 2022. Higher-risk residential buildings are also covered by the Building Safety Act 2022, which is overseen by the Building Safety Regulator.
Wales
In Wales, the Regulatory Reform (Fire Safety) Order 2005 applies to non-domestic premises and the common parts of residential buildings, as amended for Wales by the Fire Safety Act 2021. The Welsh Government is reforming building safety separately from England, so duties for taller residential buildings in Wales follow Welsh legislation and guidance rather than the English higher-risk building regime.
Scotland
In Scotland, fire safety in non-domestic premises is governed by the Fire (Scotland) Act 2005 and the Fire Safety (Scotland) Regulations 2006, and enforced by the Scottish Fire and Rescue Service. Scotland has its own building standards system and its own approach to cladding risk.
Northern Ireland
In Northern Ireland, fire safety in non-domestic premises and the common areas of houses in multiple occupation is governed by the Fire and Rescue Services (Northern Ireland) Order 2006 and the Fire Safety Regulations (Northern Ireland) 2010, and enforced by the Northern Ireland Fire and Rescue Service.