The Smoke Control Association (SCA) has issued guidance on the maintenance of smoke control equipment, emphasizing its crucial role in fire safety. Regular upkeep of smoke ventilation systems ensures they function effectively, minimizing risks to both lives and property in the event of a fire.

This article outlines the key insights from the guidance, covering legal responsibilities, recommended maintenance schedules, and the necessity of qualified professionals in maintaining smoke ventilation systems.

The Importance of Smoke Control Maintenance

Smoke control systems—such as automatic opening vents (AOVs), natural ventilation, and mechanical smoke ventilation—are essential for preserving escape routes, stairwells, and firefighting access points. However, failure to maintain these systems can result in damage, disconnection, or malfunction, making them ineffective during a fire.

A growing concern has emerged regarding renovation projects, particularly those involving external cladding and façade materials, as they frequently lead to the disruption of AOV systems. If these components are not routinely checked and maintained, they may go unnoticed until a fire occurs, potentially leading to severe consequences.

Legal Obligations: The Responsible Person’s Role

The Regulatory Reform (Fire Safety) Order 2005 (RRO) mandates that the Responsible Person (RP)—which may include building owners, landlords, or facility managers—ensures all fire safety equipment, including smoke ventilation systems, remains operational and well-maintained. Article 17 of the RRO specifically requires fire safety systems to be kept in efficient working order and good repair.

Consequences of Neglecting Smoke Ventilation Maintenance

Failure to properly maintain smoke ventilation systems can result in life-threatening situations, legal penalties, and structural damage. If a smoke control system fails during a fire, the consequences can be dire—smoke may linger in escape routes, impair visibility, heighten smoke inhalation risks, and obstruct firefighting efforts.

The 2017 Grenfell Tower tragedy underscored the devastating impact of inadequate fire safety measures, including poor smoke ventilation maintenance. Grenfell Tower had a mechanical smoke ventilation system intended to remove smoke from lobbies, but investigations found that it was in a state of disrepair, lacked a clear maintenance record, and may not have been functional during the fire.

Further inquiry revealed that the system had been altered over the years without proper documentation, commissioning, or testing. This highlights the crucial need for consistent maintenance and record-keeping for all smoke control systems.

Beyond the risk to human life, neglecting smoke ventilation maintenance and failing to comply with the RRO and the Building Safety Act 2022 can result in:

• Legal enforcement actions
• Significant fines
• Imprisonment in extreme cases

The Building Safety Act 2022 also requires high-risk buildings (residential structures over 18 meters tall or with at least seven stories containing two or more residential units) to appoint a Principal Accountable Person (PAP).

This individual—typically a building owner, landlord, or management company—is responsible for:

• Managing fire and building safety risks
• Overseeing smoke control system maintenance
• Ensuring compliance with fire safety laws
• Keeping accurate safety records and documentation
• Reporting faults and safety breaches to the appropriate authorities

Recommended Smoke Ventilation Maintenance Schedule

The SCA’s guidance aligns with Annex I of BS 9999:2017, BS 9991:2024 and provides a structured approach to maintaining different types of smoke control systems.

Mechanical Smoke Control Systems

A mechanical smoke ventilation system uses powered fans to clear smoke from a building’s common corridors, maintaining safe escape routes for occupants and enabling better access for firefighting during a fire.

Natural Smoke Control Systems

Natural smoke ventilation systems are a code compliant passive ventilation solution that relies on thermal buoyancy and the stack effect to assist smoke extraction.

Pressure Differential Smoke Control Systems

Pressurisation systems, also referred to as ventilation or air pressure control systems, are a type of smoke ventilation system that manages airflow and pressure within a building’s enclosed spaces.

Mechanical Car Park Ventilation Systems

Car park ventilation must ensure daily air quality control while also providing emergency smoke clearance in the event of a fire.

The Need for Qualified Maintenance Professionals

The SCA guidance stresses that smoke control systems must only be serviced by qualified professionals with the right expertise and credentials. Relying on untrained personnel can lead to improper maintenance, reducing system reliability and effectiveness.

To ensure proper upkeep, maintenance providers should have:

• Expertise in AOV maintenance, smoke ventilation servicing, and fire safety systems
• SDI 19 certification, ensuring compliance with industry standards
• Access to up-to-date training and documentation for accurate record-keeping

SDI 19 certification is a UKAS-accredited scheme managed by IFC Certification Ltd (IFCC) and developed by the Smoke Control Association. It guarantees that only qualified professionals handle smoke control systems, maintaining the highest safety standards.

Ensure Compliance with FDS Maintenance

Fire safety compliance is not optional—regular maintenance is crucial. At FDS Maintenance, our engineers specialise in keeping smoke control systems in peak condition. We ensure your AOVs, vents, and smoke ventilation equipment comply with the latest SCA guidelines, keeping your building safe and fully compliant.

Get in touch with FDS Maintenance today to schedule servicing for your smoke ventilation systems and ensure your building meets safety standards.