Smoke Vents and the Importance of Regular Maintenance

Smoke ventilation systems are essential in protecting people and property from the harmful effects of a fire, making them an integral part of a building’s fire safety strategy. These systems go by different names, such as smoke control systems or automatic opening vents (AOVs), but their purpose remains the same – to expel smoke, fumes, and heat out of a building in the event of a fire. Given their critical role in fire safety, maintaining these systems correctly is crucial to ensure the safety of a building and its occupants.

How do Smoke Vents work?

Smoke ventilation systems play a critical role in fire protection for buildings with more than three floors. In such buildings, the primary cause of fatalities during a fire is not the fire itself but smoke, which reduces visibility and makes evacuation challenging for occupants and fire service personnel.

Smoke vents are installed in various types of buildings, including commercial and residential ones. They are usually placed on the roofs and walls and are triggered by heat and smoke detectors installed in the building. In case of a fire, these vents open automatically, allowing smoke and fumes to escape and fresh air to enter the building. This creates smoke-free zones, such as corridors and stairwells, which aid in the safe evacuation of people. Additionally, smoke vents help emergency services identify the location of the fire and prevent the build-up of heat in the building, thus protecting its structural integrity.

How often should smoke vents be serviced?

Maintaining your smoke vent system is important to ensure it functions correctly in an emergency and meets fire safety regulations. As a building owner, you are responsible for complying with the Regulatory Reform (Fire Safety) Order 2005. This means that you must appoint a responsible person to ensure that all fire safety equipment, including smoke vent systems, are regularly serviced and maintained to a high standard. Failure to do so may result in prosecution.

The British Standards BS 7346:1-1990, BS 5588:12-2004, and The Buildings Regulations Approved Document B (ADB) require smoke vent systems to be serviced regularly and maintained to a high standard. Meeting these standards is mandatory for all building owners.

Smoke vents have many moving parts, and if not used for a long time, a seal can develop around the vent, preventing it from opening. Therefore, it is vital to carry out routine maintenance on your smoke vent system, including testing all parts of the system and the fire alarm, to ensure that it works correctly and meets regulation standards. It is recommended to complete an annual or biannual maintenance of your smoke vents.

Routine maintenance can also provide significant cost savings, as it can increase the efficiency of the system, and inspections can identify issues before they develop into costly system failures. Although some buildings may have maintenance staff that can undertake some checks, it is advisable to have an expert regularly check and maintain your smoke vent systems to ensure compliance with regulations.

Fines for non-compliance and the potential loss of income from an office being closed by the local fire service can be costly, making it essential to ensure that your smoke vent system is regularly serviced and maintained.