BS 9991:2024 Explained: Fire Safety & Compliance

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British Standard 9991:2024, also referred to as “Fire Safety in the Design, Management, and Use of Residential Buildings—Code of Practice,” serves as the primary resource for homeowners seeking guidance on fire safety measures for their homes. This standard is essential for fire safety professionals, architects, and builders, as it provides comprehensive recommendations to guarantee the safety of occupants in various residential environments.

Scope of BS 9991:2024

The standard applies to a wide range of residential buildings, including:

• Single-family homes, self-contained apartments, and maisonettes.
• Flats and residential accommodation blocks, such as student housing or worker quarters.
• Specialised housing and care homes.

BS 9991:2024 maintains a consistent approach to fire safety across the UK by including these various building types. It addresses residential-specific difficulties, such as high-rise layouts, and the needs of vulnerable groups, such as children, elders, and individuals with disabilities.

Key Components of BS 9991:2024

1. Fire Safety Design Principles

The standard provides guidelines for designing residential structures to prevent fires and promote safe evacuation. These include guidelines for building layout, material selection, and compartmentation to prevent fire propagation.

Fire safety design is a critical component of residential building planning, as it ensures that structures have been designed to reduce the risk of fire, restrict the spread of fire, and facilitate the safe evacuation of occupants. A framework for the integration of fire safety into the architectural and structural design of buildings is laid out in BS 9991:2024. The standard’s main principles and specific recommendations are further elaborated upon in this section.

1.1. Prevention of Fire Spread

a. Compartmentation

Definition: The purpose of dividing buildings into fire-resistant compartments is to contain fires and prevent their spread.

Recommendations:

• Walls, floors, and ceilings must achieve a prescribed fire resistance rating.
• Fire-stopping measures must be used around penetrations, such as ducts and cables.
• Open-plan layouts must include compensatory fire safety measures, such as sprinklers.

b. Fire-Resistant Materials

Standards:

Load-bearing structures, cladding, insulation, and internal finishes must adhere to reaction-to-fire classifications consistent with European and UK standards.

Material Selection:

• It is recommended that non-combustible materials be prioritised for critical structural components.
• All doors, glazing, and external facades require certified fire resistance ratings.

1.2. Means of Escape & Evacuation Strategy

a. Escape Route Design

• Escape routes must be safeguarded and ensure safe passage to the final exit.
• The building’s height and occupant load determine the minimum number and width of escape routes.

b. Single Staircase Buildings

Updated guidance:

BS 9991:2024 revises requirements for single-staircase residential buildings.

Key Measures:

• Sprinklers are now mandatory in all new single-staircase structures that exceed a specific height threshold.
• Additional smoke ventilation measures are required for stairwells.
• Refuge spaces, which are alternative departure strategies, must be implemented in high-risk situations.

c. Vertical & Horizontal Escape Routes

Staircases:

• Must have a minimum width of 1000mm in multi-occupancy buildings.
• Protected stairwells should have fire-resisting enclosures and self-closing fire doors.

Corridors:

• Maximum allowable lengths without additional fire protection are specified.
• Dead-end corridors should be avoided unless mitigated by alternative escape options.

Lifts for Evacuation:

• BS 9991:2024 includes detailed guidance on evacuation lifts for high-rise residential buildings.
• Evacuation lifts must be fire-protected and linked to emergency power supplies.

1.3. Fire Detection & Alarm Systems

a. Smoke & Heat Detection

Alarm systems for residential buildings must be installed in compliance with BS 5839-6.

Types of Systems:

• Category LD1: Maximum protection (detectors in all rooms, except minor areas).
• Category LD2: Detectors in escape routes and high-risk rooms (e.g., kitchens, living rooms).
• Category LD3: Detectors in escape routes only (minimum requirement for life safety).

b. Interconnected Alarms

• Fire alarms in apartments must be interconnected to guarantee simultaneous activation.
• Systems must be capable of alerting all occupants in larger buildings.

1.4. Fire Suppression Systems

a. Sprinkler Systems 

BS 9991:2024 significantly expands the scope of mandatory sprinkler requirements to encompass a greater number of residential buildings.

New Requirements:

• Sprinklers are now required in all new-build flats, regardless of height.
• Retrofit recommendations apply to certain existing high-rise buildings.
• Water supply and pressure requirements must meet design specifications for residential systems. 

b. Other Suppression Systems

• Water mist and gas suppression systems are considered for specific high-risk buildings.
• Kitchen suppression systems are recommended in residential care settings.

1.5. Smoke Control & Ventilation

a. Smoke Ventilation in Escape Routes

New design requirements ensure that smoke does not obstruct escape routes.

Key Measures:

• Automatic opening vents (AOVs) in stairwells and corridors.
• Mechanical smoke extraction in taller buildings.

b. Pressurisation Systems

• Used in high-rise buildings to prevent smoke ingress into stairwells.
• Fans must activate automatically upon fire detection.

1.6. Management & Maintenance of Fire Safety Measures

Risk Assessments: Regular fire risk assessments are required to ensure continued compliance.

Routine Testing: Fire alarms, sprinklers, and suppression systems must be tested at prescribed intervals.

Staff Training: Fire safety training must be conducted regularly in buildings with staff (e.g., care homes).

Conclusion

The fire safety design principles detailed in BS 9991:2024 establish a durable framework for safeguarding the occupants of residential buildings. Architects, contractors, and fire safety professionals must adhere to these principles.

Need expert guidance? Book a consultation with our Fire Safety Consultants to ensure your projects meet BS 9991:2024 requirements.

2. Means of Escape

Detailed recommendations are provided to ensure that escape routes are accessible, sufficient in number, and appropriately protected. This encompasses guidance on staircases, corridors, and alternative escape routes to accommodate all occupants, including those with mobility impairments.

Safe evacuation during a fire is an essential component of building design, especially for residential structures. BS 9991:2024 offers comprehensive guidance on the layout of escape routes, single-staircase buildings, refuge spaces, and accessibility considerations. Updated guidance is provided. To improve fire safety in multi-occupancy residential buildings and high-rise buildings, the most recent revisions have been implemented.

2.1. General Escape Route Design

a. Primary Escape Routes

Definition:

The main escape routes are designed to lead occupants safely out of a building during a fire.

Recommendations:

• Escape routes must be protected (fire-resistant enclosures) to prevent smoke and fire spread.
• The maximum allowable travel distance to an exit is specified depending on building height and layout.
• Escape routes must lead to a final exit without requiring re-entry into the building.
• b. Alternative Escape Routes

b. Alternative Escape Routes

• Necessary in situations where a singular escape route would present a risk as a result of the extensive travel distances.
• Alternative exits must be separated from the primary escape route using fire-resistant construction.
• Additional safety measures, such as sprinklers and improved smoke control, are necessary in open-plan flats when a single exit is implemented.

2.2. Single-Staircase Residential Buildings

BS 9991:2024 introduces significant changes for single-staircase residential buildings, reflecting concerns about fire safety in high-rise developments.

a. Key Updates

Sprinkler Systems: Now mandatory for all new single-staircase buildings, regardless of height.

Smoke Ventilation: Enhanced smoke control mechanisms in corridors and stairwells.

Evacuation Lifts: High-rise buildings should include evacuation lifts where practical.

Maximum Building Height: Limits on the height of buildings with only one staircase unless they have extra fire protection.

b. Protected Staircases

• Single staircases must be enclosed within a fire-resistant structure.
• Fire doors must be self-closing and achieve a specified fire resistance rating.
• Ventilation systems must prevent smoke ingress into the staircase.

2.3. Corridor & Lobby Design for Escape Routes

a. Dead-End Corridors

Definition: A dead-end corridor has only one means of escape.

Updated Guidance:

• Maximum travel distances in dead-end corridors are strictly controlled.
• Smoke extraction systems may be required to compensate for increased risk.

b. Common Lobbies

• It is mandatory for lobbies that connect apartments to staircases to provide smoke separation.
• BS 9991:2024 specifies the ventilation standards for lobbies to ensure they are smoke-free.

2.4. Evacuation Lifts & Vertical Escape

a. Evacuation Lifts

BS 9991:2024 encourages the use of evacuation lifts in high-rise residential buildings.

Key Requirements:

• Lifts must have fire-resistant enclosures and a secondary power supply.
• Communication systems must be installed to coordinate emergency use.
• Lifts must be marked for fire service and occupant evacuation use.

b. External Escape Stairs

• In cases where internal staircases are inadequate, external evacuation stairs may be required.
• External staircases must be safeguarded from smoke infiltration and offer direct access to the ground level.

2.5. Refuge Spaces & Accessibility

a. Refuge Areas for Vulnerable Occupants

Definition: A designated fire-protected space where individuals can wait safely for assistance.

Guidance for High-Rise & Complex Buildings:

• The refuge areas must be smoke-free and fire-resistant.
• It is necessary to install communication systems, such as emergency call points.
• The quantity and size of refuge spaces must be consistent with the building’s occupancy.

Evacuation of Disabled Occupants:

• Personal Emergency Evacuation Plans (PEEPs): Required for vulnerable individuals.

• Evacuation Aids: Buildings should provide evacuation chairs or other assistive devices.

• Step-Free Escape Routes: Accessibility features must be integrated into all means of escape.

2.6. Smoke Control & Ventilation in Escape Routes

a. Smoke Ventilation Systems

Designed to keep escape routes clear of smoke to allow safe evacuation.

Key Requirements:

• Automatic Opening Vents (AOVs) must be installed in stairwells and corridors.
• Mechanical smoke extraction may be required for taller buildings.
• Pressurisation systems serve to prevent smoke from infiltrating stairwells.

b. Fire Door Integrity

• Fire doors in escape routes must be self-closing and have an appropriate fire resistance rating.
• BS 9991:2024 reinforces the importance of routine maintenance for fire doors.

2.7. Travel Distances & Escape Time Requirements

a. Maximum Travel Distances

BS 9991:2024 defines permissible travel distances based on building type and layout:

• Single escape route: maximum of 9m to 15m (depending on risk factors).
• Multiple escape routes: maximum of 18m to 30m (with sufficient fire protection).

b. Evacuation Time Guidelines

• Standard residential buildings: Occupants should be able to escape within 2-3 minutes.
• Vulnerable groups (e.g., care homes): Extended evacuation times must be considered, with additional fire protection.

2.8. Management & Maintenance of Escape Routes

a. Routine Inspections

Escape routes must be regularly inspected for obstructions, fire door integrity, and alarm functionality.

b. Emergency Lighting & Signage

• Illuminated escape route signage is mandatory in larger buildings.
• Emergency lighting must remain operational for at least 1 hour after power failure.

Conclusion

The means of escape principles in BS 9991:2024 introduce crucial updates for residential fire safety, particularly in single-staircase buildings. Compliance with these guidelines ensures that occupants can safely evacuate in an emergency.

Need expert advice? Book a consultation with our Fire Safety Consultants to ensure your project aligns with BS 9991:2024.

3. Fire Detection and Alarm Systems

BS 9991:2024 outlines the requirements for installing and maintaining effective fire detection and alarm systems tailored to the building’s size and occupancy type. This ensures early warning and prompt evacuation in the event of a fire.

Fire detection and alarm systems play a critical role in ensuring the safety of residential buildings by providing early warning of a fire. BS 9991:2024 updates the requirements for these systems to reflect advances in technology, improve response times, and enhance protection for occupants. This section covers the updated guidance on system design, installation, and maintenance for various types of residential properties.

3.1. General Principles of Fire Detection and Alarm Systems

BS 9991:2024 aligns fire alarm and detection system requirements with the risk level of different residential buildings. The standard recognises the importance of:

• Early detection to provide occupants with sufficient time to evacuate.
• Automatic alarm activation to alert building occupants and, where applicable, emergency services.
• Integration with other fire safety measures such as smoke control systems, evacuation lifts, and suppression systems.

Key Changes:

• Enhanced requirements for wireless fire detection systems.
• Mandatory interlinked alarms in all new residential dwellings.
• Updated alarm placement guidance to reduce false alarms.
• Integration of alarm systems with evacuation strategies.

3.2. Categories of Fire Alarm Systems

BS 9991:2024 follows the fire detection system classification outlined in BS 5839-6:2019 but with modifications specific to residential buildings. The key system categories include:

a. Category LD1 (Maximum Protection)—Mandatory for High-Risk Buildings

• Fire detection and alarms in all rooms, including living rooms, kitchens, bedrooms, hallways, and lofts.
• Required for care homes, high-rise apartments, and buildings with vulnerable occupants.
• Alarms must be interlinked to ensure activation in all areas simultaneously.

b. Category LD2 (Enhanced Protection)—Standard for Most Residential Buildings

• Smoke and heat detectors in circulation spaces (hallways, landings) and high-risk rooms (kitchens, living rooms).
• Required for new-build apartments, HMOs, and multi-story dwellings.
• Alarms must be interlinked for simultaneous activation.

c. Category LD3 (Basic Protection)—Minimum Standard for Some Residential Properties

• Smoke alarms in escape routes only (hallways and stairwells).
• Suitable for existing single-dwelling houses where higher categories are not feasible.

3.3. Fire Alarm System Requirements for Different Building Types

BS 9991:2024 updates fire alarm requirements based on building size, height, and occupancy type.

a. Individual Flats & Apartments

• Interlinked smoke and heat detectors must be installed in every dwelling.
• Minimum LD2 coverage (detection in circulation areas and high-risk rooms).
• Alarm sound levels must reach bedrooms with doors closed (minimum 75 dB at bedhead).

b. Houses in Multiple Occupations (HMOs)

• LD1 system is required for HMOs with shared kitchens or living spaces.
• Mains-powered interlinked alarms with battery backup.
• Central fire alarm panel in larger HMOs.

c. High-Rise Residential Buildings

• Automatic Fire Detection (AFD) in all common areas (corridors, stairwells, plant rooms).
• Smoke control integration to activate alarms and ventilation simultaneously.
• Evacuation alarm override for fire services in phased evacuation buildings.

d. Sheltered Housing & Care Homes

• LD1 system is required due to vulnerable occupants.
• Monitored alarm systems that alert emergency responders.
• Fire doors fitted with automatic hold-open devices linked to the alarm system.

3.4. Interlinked Fire Alarm Systems

a. Wireless Interconnection

• Mandatory in new residential buildings to ensure alarms activate simultaneously.
• Reduces wiring complexity in retrofitted properties.
• Can be integrated with smart home systems for remote alerts.

b. Hardwired Systems with Battery Backup

• Necessary for high-risk structures and newly built residences.
• In the event of an electricity outage, backup power should be available for at least 72 hours.
• Maintenance alerts warn users of low batteries or issues.

3.5. Alarm Placement & Sound Levels

a. Placement of Smoke Alarms

Hallways & Landings: At least one smoke alarm per floor.

Bedrooms: Mandatory in LD1 systems for additional protection.

Living Rooms: Strongly recommended due to fire risks from electrical appliances.

Lofts & Roof Spaces: Required if used for storage or housing electrical equipment.

b. Placement of Heat Alarms

Kitchens: Smoke alarms are unsuitable due to cooking fumes; heat alarms must be used instead.

Garages & Utility Rooms: Required where combustion appliances are present.

c. Alarm Sound Level Requirements

• Minimum 85 dB at 3 metres from the alarm.
• Minimum 75 dB at bedhead to wake sleeping occupants.
• Special adjustments for people with hearing impairments (e.g., vibrating pads, flashing lights).

3.6. Communal Fire Alarm Systems in Blocks of Flats

a. Stay-Put Strategy & BS 9991:2024

• No communal alarms are required in purpose-built blocks where a stay-put policy applies.
• Individual flat alarms must be self-contained to prevent unnecessary evacuations.

b. Evacuation Strategy for Unsafe Buildings

• A communal alarm system may be needed where stay-put is not viable (e.g., buildings with combustible cladding).
• Evacuation alarms must be managed and overridden by fire services when necessary.

3.7. Fire Alarm System Maintenance & Testing

a. Routine Testing Requirements

• Weekly testing of all alarms.
• Monthly battery checks for backup power sources.
• Annual professional inspection for wired systems.

b. End-of-Life Replacement

• Smoke and heat alarms must be replaced every 10 years.
• Systems must comply with BS EN 14604 (smoke alarms) and BS 5446-2 (heat alarms).

3.8. Integration with Other Fire Safety Systems

a. Fire Suppression Systems

• BS 9991:2024 recommends linking fire alarms to sprinkler systems in high-rise buildings.

b. Smoke Control & Ventilation

• Alarm activation must trigger smoke vents or extract fans in stairwells and lobbies.

c. Smart Alarm Integration

• New guidelines encourage the use of IoT-enabled alarm systems that provide remote monitoring.

Conclusion

BS 9991:2024 introduces enhanced fire detection and alarm system requirements, improving occupant safety in residential buildings. Key changes include mandatory interlinked alarms, stricter placement requirements, and advanced system integrations for high-risk properties.

Ensure your fire alarm system is compliant with BS 9991:2024. Please book a consultation with our Fire Safety Consultants today!

4. Fire Suppression Systems

The standard discusses the implementation of fire suppression systems, such as sprinklers, providing criteria for their necessity based on building height, occupancy, and risk assessment.

Fire suppression systems are indispensable in the prevention of fire spread, the preservation of life, and the mitigation of property damage, particularly in residential structures that are at great risk. Updated guidance on the design, installation, and maintenance of fire suppression systems is introduced in BS 9991:2024, which reflects developments in technology and a heightened emphasis on life safety.

This section covers the important suggestions, new standards, and technical specifics of fire suppression systems under BS 9991:2024 for builders, architects, and fire safety professionals.

4.1. General Principles of Fire Suppression Systems

Fire suppression systems work by detecting, containing, or extinguishing fires automatically. BS 9991:2024 provides detailed guidance on:

• The types of suppression systems suitable for different residential buildings.
• When and where are these systems mandatory or recommended.
• Design, installation, and maintenance standards.
• Integration with fire detection and alarm systems for improved response.

Key Changes:

• Expanded use of sprinklers in more residential building types.
• Mandatory suppression systems in high-rise buildings (18m+).
• Improved guidance for alternative suppression methods (e.g., mist systems).
• Updated installation and maintenance best practices.

4.2. Types of Fire Suppression Systems

BS 9991:2024 guides different types of fire suppression systems, each suited for specific residential applications.

a. Sprinkler Systems (Most Common)

Sprinklers are the most widely used fire suppression systems in residential buildings. BS 9991:2024 aligns its recommendations with BS EN 12845 and BS 9251 (standards for sprinkler systems).

Key Requirements for Residential Sprinklers:

• Flow rate & pressure must meet BS 9251:2021 requirements.
• Minimum 30-minute water supply for all residential systems.
• Sprinklers must be installed in all habitable rooms, including living rooms and bedrooms.
• Kitchens and bathrooms require heat-resistant sprinkler heads to prevent false activations.
• Independent water supply is required for buildings above 30m.

Where Are Sprinklers Mandatory?

• All new-build flats and apartments, regardless of height.
• Houses with open-plan layouts exceeding 50m² on any floor.
• Residential buildings over 18m tall (six storeys+).
• Student accommodation and HMOs with three or more storeys.
• Sheltered housing and care homes.

b. Water Mist Systems (Alternative to Sprinklers)

Water mist systems use fine water droplets to suppress fires by cooling flames and reducing oxygen levels. BS 9991:2024 recognises mist systems as a viable alternative to traditional sprinklers in some settings.

Key Features:

• Uses less water than sprinklers, reducing water damage.
• More effective for rapid fire suppression in small enclosed areas.
• Can be used in heritage buildings where traditional sprinklers may cause damage.

Limitations:

• Not suitable for deep-seated fires (e.g., smouldering furniture fires).
• Performance testing is required for approval in high-rise buildings.

c. Gaseous Suppression Systems

Gaseous fire suppression systems work by displacing oxygen or interrupting the chemical reactions of fire. These are generally used in server rooms and high-value residential properties.

Key Recommendations:

• CO₂ systems are not recommended for occupied areas due to asphyxiation risks.
• Clean agent gases (e.g., Novec 1230, FM-200) are preferred for enclosed spaces.
• Systems must be manually activated in residential settings to prevent unnecessary discharge.

d. Foam & Powder Suppression Systems

These systems are not typically recommended for general residential use due to:

• The mess and damage caused by foam or powder.
• The toxicity risk of inhaling suppression agents.
• Limited effectiveness for enclosed spaces with poor ventilation.

However, they may be used in underground car parks and certain industrial-style residential developments.

4.3. Design and Installation Requirements

BS 9991:2024 provides detailed design and installation requirements to ensure suppression systems function effectively.

a. System Design Considerations

• Water supply must be reliable, with redundancy in high-rise buildings.
• Piping and nozzles must be corrosion-resistant and installed per manufacturer specifications.
• Coverage must be uniform, ensuring no areas are left unprotected.
• Heat-resistant materials must be used to prevent premature activation.

b. Activation and Control Systems

• All suppression systems must be linked to fire detection and alarm systems.
• Remote monitoring and automatic activation are recommended for high-risk buildings.
• Manual override options must be provided for fire services.

c. Water Supply and Storage

For high-rise buildings (18m+):

• Dedicated water tanks must be provided.
• Pumps must maintain sufficient pressure across all floors.

For low-rise buildings:

• Mains-fed systems are acceptable if they provide a consistent supply.
• A backup water supply is recommended for critical areas.

4.4. Suppression System Requirements by Building Type

Building Type Suppression Requirement

Flats & Apartments (New-Build) Mandatory sprinklers (BS 9251:2021)

Flats & Apartments (Existing) Recommended sprinklers or mist systems

High-Rise (18m+) Mandatory sprinklers + independent water supply

Open-Plan Houses Mandatory sprinklers if layout exceeds 50m² per floor

HMOs (3+ storeys) Mandatory sprinklers or mist systems

Student Accommodation Mandatory suppression system

Care Homes & Sheltered Housing Mandatory suppression system (sprinklers or mist)

Converted Buildings Case-by-case basis; suppression recommended

4.5. Maintenance & Testing Requirements

Regular maintenance ensures fire suppression systems remain effective. BS 9991:2024 aligns with BS 9251 and BS EN 12845 on testing frequency.

a. Routine Testing

Monthly: Visual inspection of all sprinkler heads and pipes.

Quarterly: Flow tests and pressure checks.

Annually: Full system inspection by a certified fire safety professional.

b. End-of-Life Replacement

• Sprinkler heads must be replaced every 25 years.
• Water storage tanks must be cleaned and inspected every 5 years.
• Pumps and control systems must undergo performance testing every 3 years.

4.6. Integration with Fire Safety Systems

BS 9991:2024 emphasises the need for fire suppression systems to work alongside other fire safety measures.

a. Integration with Fire Alarms

• Suppression activation must trigger the building-wide alarm system.
• Wireless alarm integration is recommended for large residential blocks.

b. Link to Smoke Control Systems

• Automatic vent opening upon sprinkler activation to prevent smoke buildup.
• Sprinkler suppression must not interfere with evacuation routes.

c. Smart Monitoring & IoT Integration

• Remote monitoring of sprinkler status via mobile apps.
• Automatic reporting to fire services upon activation.

Conclusion

BS 9991:2024 introduces enhanced fire suppression requirements to improve fire safety in residential buildings. The expanded use of sprinklers, alternative suppression methods, and improved integration with detection systems ensure better protection against fire hazards.

Is your residential project compliant with BS 9991:2024? Book a consultation with our Fire Safety Consultants today!

5. Smoke Control Systems

Guidance is provided on designing and installing smoke control systems to maintain tenable conditions during evacuation and firefighting operations. This includes natural and mechanical ventilation strategies to manage smoke movement.

Smoke control systems play a critical role in residential fire safety, ensuring safe evacuation, maintaining clear escape routes, and improving firefighting conditions. BS 9991:2024 introduces updated guidance on the design, installation, and operation of smoke control systems for various residential buildings, particularly high-rise structures.

This section provides builders, architects, and fire safety professionals with a detailed breakdown of the smoke control system requirements under BS 9991:2024.

5.1. Importance of Smoke Control in Residential Buildings

Smoke inhalation is the leading cause of fire-related deaths. Effective smoke control systems help to:

• Keep escape routes clear of toxic smoke.
• Maintain visibility for safe evacuation.
• Reduce fire spread by directing smoke out of the building.
• Improve firefighter’s access by preventing excessive smoke buildup.

Key Changes:

• Stronger requirements for natural and mechanical smoke ventilation.
• Mandatory automatic smoke ventilation in high-rise buildings (18m+).
• Clearer integration guidance with sprinkler and alarm systems.
• Increased maintenance and testing standards.

5.2. Types of Smoke Control Systems

BS 9991:2024 classifies smoke control systems into four main categories:

a. Natural Smoke Ventilation Systems (NSVS)

• Uses natural airflow to clear smoke through vents, windows, and shafts.
• Ideal for low-rise buildings (under 18m).
• Operates via automatic opening vents (AOVs) triggered by smoke detectors.

Requirements:

• Must activate within 60 seconds of smoke detection.
• AOVs must open to at least 1.5m² for effective smoke clearance.
• Minimum of one AOV per stairwell for escape routes.
• Smoke shafts must be at least 1.5m² in cross-section for corridors.

b. Mechanical Smoke Ventilation Systems (MSVS)

• Uses fans and ducts to extract smoke.
• Required for high-rise buildings (18m+).
• Designed to maintain tenable conditions for evacuation.

Requirements:

• Minimum extraction rate: 3m³/s per floor in high-rise corridors.
• A standby power supply is mandatory in case of main power failure.
• Fans must activate within 30 seconds of smoke detection.
• Ductwork must be fire-resistant for at least 60 minutes.

c. Pressurisation Systems

• Maintains higher air pressure in escape routes to prevent smoke entry.
• Common in stairwells and lift shafts.
• Recommended for buildings over 30m high.

Requirements:

• Pressure differentials: minimum 50 Pa in stairwells, 30 Pa in lift shafts.
• Controlled leakage to prevent excessive door opening forces.
• Activation within 20 seconds of the fire alarm trigger.

d. Smoke Reservoirs & Curtains

• Contains smoke in specific areas, preventing its spread.
• Used in open-plan apartments and atriums.
• Often combined with sprinkler systems.

Requirements:

• Curtains must deploy within 10 seconds of smoke detection.
• Fire-resistant to 30 or 60 minutes, depending on risk level.
• Overlap of at least 100mm at joins for smoke-tight sealing.

5.3. Design and Installation Guidelines

BS 9991:2024 provides strict design and installation criteria for effective smoke control in residential buildings.

a. General Design Principles

• Smoke control systems must not obstruct escape routes.
• Interlinked operation with fire alarms and suppression systems.
• Zoned activation to ensure fire compartmentation is maintained.
• Fail-safe mechanisms in case of power failure.

b. Smoke Ventilation in Corridors and Lobbies

• Single-stair buildings over 11m require enhanced smoke ventilation.
• Smoke extraction vents must be at least 1.5m² per floor.
• Maximum smoke clearance time: 60 seconds after activation.

c. High-Rise Residential Buildings (18m+)

• Mandatory mechanical smoke ventilation or pressurisation.
• Automatic dampers are required to prevent fire spread via ducts.
• Fans and motors must have a 1-hour fire resistance.
• A backup power supply is required for uninterrupted operation.

5.4. System Performance and Maintenance

BS 9991:2024 introduces stricter performance and maintenance standards to ensure smoke control systems function effectively.

a. Performance Criteria

• Smoke clearance within 120 seconds for natural systems.
• Fan-driven systems must extract at least 3m³/s per floor.
• Pressure-controlled systems must maintain 50 Pa in stairwells.

b. Routine Maintenance

Task Frequency

Visual inspection of vents and dampers Monthly

Smoke extraction test Quarterly

Full system functional test Annually

Pressurisation system calibration Annually

5.5. Integration with Other Fire Safety Systems

BS 9991:2024 emphasises the importance of integrating smoke control systems with fire detection, alarms, and suppression systems.

• Smoke detectors must trigger ventilation systems automatically.
• Sprinklers should not interfere with smoke extraction efficiency.
• Smart monitoring systems are recommended for real-time alerts.
• Emergency override switches are required for firefighter control.

Conclusion

BS 9991:2024 introduces enhanced smoke control requirements for better evacuation safety, fire containment, and firefighter access. Compliance with these updated standards is critical for ensuring building safety and regulatory approval.

Are your residential projects compliant with BS 9991:2024? Book a consultation with our Fire Safety Consultants today!

6. Management and Maintenance

BS 9991:2024 emphasises the importance of ongoing management and maintenance of fire safety measures. It provides recommendations for fire risk assessments, staff training, and regular inspections to ensure all systems function as intended.

Effective management and maintenance of fire safety systems are critical for ensuring ongoing compliance with BS 9991:2024. The standard introduces stricter maintenance schedules, competency requirements, and responsibilities for building owners, managers, and fire safety professionals.

This section provides builders, architects, and fire safety consultants with a comprehensive breakdown of BS 9991:2024’s management and maintenance requirements.

6.1. Importance of Fire Safety Management

Proper fire safety management ensures that all fire protection measures remain operational and compliant throughout a building’s lifespan. Poor maintenance can lead to:

• Increased fire risks due to system failures.
• Legal non-compliance leads to fines and penalties.
• Unsafe evacuation routes in case of an emergency.
• Higher liability for building owners and managers.

Key Changes:

• Clearer division of responsibilities between building owners and fire safety managers.
• Mandatory competency requirements for fire safety personnel.
• Increased maintenance and inspection frequency for fire safety systems.
• Digital fire safety records are recommended for improved monitoring.

6.2. Fire Safety Management Responsibilities

BS 9991:2024 outlines clear roles for different stakeholders in residential fire safety:

Role Responsibilities

Building Owner/Developer Ensures initial fire safety compliance and appoints responsible persons. 

Fire Safety Manager Oversees maintenance, training, and fire risk assessments.

Facilities Manager Ensures daily operational compliance and reporting.

Residents & Occupants Follow fire safety procedures and report hazards.

New in BS 9991:2024:

According to the Building Safety Act 2022, people who are responsible must show that they are competent by showing that they know how to manage fire risks, make escape plans, and keep security systems running smoothly.

6.3. Fire Risk Assessments (FRA)

BS 9991:2024 requires regular Fire Risk Assessments (FRAs) for all residential buildings to identify and mitigate potential hazards.

• Initial FRA before occupancy.
• Annual FRA for high-rise buildings (18m+).
• Reassessment after major refurbishments.

Key Updates:

• High-rise buildings (18m+) require FRAs every 12 months.
• All assessments must be conducted by a “competent fire risk assessor.”
• Digital fire safety logs are encouraged for better record-keeping.
• A risk-based approach to maintenance, focusing on high-risk areas first.

6.4. Routine Inspection & Maintenance of Fire Safety Systems

BS 9991:2024 mandates detailed maintenance schedules for fire safety systems. Failure to comply may result in legal action under the Fire Safety Order (FSO) 2005.

a. Fire Detection & Alarm Systems

Task Frequency

Test fire alarms & detectors Weekly

Full system inspection 6-monthly

Battery backup testing Annually

b. Fire Suppression Systems (Sprinklers & Extinguishers)

Task Frequency

Visual inspection of sprinklers Monthly

Flow & pressure test Quarterly

Full system service Annually

Fire extinguisher check Monthly

c. Smoke Control & Ventilation Systems

Task Frequency

Test automatic opening vents (AOVs) Monthly

Inspect smoke extraction fans Quarterly

Full system performance test Annually

d. Means of Escape & Emergency Lighting

Task Frequency

Inspect fire doors & escape routes Monthly

Test emergency lighting 6-monthly

Replace faulty exit signs Annually

6.5. Fire Safety Training & Emergency Preparedness

BS 9991:2024 strengthens fire safety training requirements, ensuring that building managers, staff, and residents understand evacuation procedures and system operation.

• Fire drills are mandatory for high-rise structures (18m or more) at least once a year.
• Training sessions for facility administrators regarding fire alarm and suppression systems.
• Residents must be informed about escape routes and fire safety practices.
• Emergency response plans must be meticulously documented.

6.6. Digital Fire Safety Records & Compliance Monitoring

BS 9991:2024 strongly recommends digital fire safety logs to improve record-keeping and ensure compliance with the Fire Safety (England) Regulations 2022.

Key Requirements:

• All maintenance activities must be logged.
• Digital records should be accessible to regulators.
• Inspection reports must be stored for at least 7 years.
• Remote monitoring of fire safety systems is encouraged.

6.7. Fire Safety Compliance & Legal Obligations

Failure to comply with BS 9991:2024 can result in severe penalties, legal action, and even imprisonment under the Regulatory Reform (Fire Safety) Order 2005.

Non-Compliance Issue Potential Penalty

Failure to maintain fire alarms Up to £5,000 fine

No fire risk assessment Unlimited fines, possible prison sentence

Blocked escape routes Enforcement notices, legal action

High-rise non-compliance Building closure, severe fines

Conclusion

BS 9991:2024 raises the standards for fire safety management and maintenance in residential buildings. Regular inspections, competent personnel, and digital compliance tracking are now more crucial than ever.

Is your structure entirely compliant with BS 9991:2024? Book a consultation with our Fire Safety Consultants immediately to ensure complete regulatory compliance and safety!

Additions and Changes in BS 9991:2024

The 2024 revision of BS 9991 introduces several significant updates to address evolving fire safety challenges and incorporate advancements in building design and technology:

1. Expanded Scope: The standard now includes residential care homes, recognising the specific fire safety needs of vulnerable inhabitants. This extension ensures that fire safety procedures are designed to protect some of society’s most vulnerable persons.

2. Fire Classification Revisions: Following European standards, reaction-to-fire classifications for load-bearing buildings have been updated. This improvement improves the consistency and safety of building materials used in construction.

3. Sprinkler Systems and Single-Staircase Buildings: The standard establishes revised height limitations for mandatory sprinkler installations, reflecting sprinklers’ performance in fire suppression and safe evacuation. Furthermore, updated recommendations for single-staircase buildings ensure that these designs do not compromise occupant safety.

4. European Classifications for Fire Doors: The adoption of European classifications for fire resistance in fire doors replaces previous national standards, fostering uniformity and reliability in fire door performance across the UK.

5. Smoke Control and Evacuation Lifts: Recognising the critical role of smoke control in fire incidents, the standard provides enhanced guidelines to prevent smoke spread, thereby maintaining tenable conditions for evacuation and firefighting. Furthermore, detailed recommendations for evacuation lifts address the need for safe egress, especially for individuals with mobility impairments.

6. General Fire Safety Enhancements: The standard includes updates on evacuation procedures, design considerations for ancillary areas and kitchens, and the latest recommendations for firefighting systems and occupant safety. These enhancements ensure that the standard remains current with modern building practices and fire safety research.

Implications for Builders, Architects, and Fire Safety Professionals

The updates in BS 9991:2024 have significant implications for professionals involved in the design, construction, and management of residential buildings:

• Architects and Designers: Professionals must integrate these updated fire safety measures into their plans, accommodating the needs of vulnerable occupants, selecting appropriate materials, and ensuring that building layouts facilitate efficient evacuation.

• Builders and Contractors: Construction practices must align with the revised classifications and material specifications, ensuring that all fire safety installations, such as sprinklers and smoke control systems, meet the updated standards.

• Fire Safety Consultants: Consultants play a pivotal role in interpreting the standard and advising clients on compliance strategies. Their expertise ensures that buildings not only meet legal requirements but also provide optimal safety for occupants.

Conclusion

BS 9991:2024 is a substantial improvement in the safety of residential structures in the United Kingdom. A comprehensive framework for safeguarding lives and property is established by the standard, which incorporates the most recent research and addresses contemporary challenges. Stakeholders in the construction and housing sectors must become acquainted with these modifications to guarantee compliance and improve safety.

Call to Action

To navigate the intricacies of BS 9991:2024, one must possess specialised knowledge and experience. Our group of accomplished Fire Safety Consultants is prepared to help you comprehend and implement these procedures. To ensure that your residential projects comply with the most stringent fire safety standards, please contact us today to arrange a consultation.