Key Insights from the SCA's Smoke Control Maintenance Guidance
The Smoke Control Association (SCA) has released comprehensive guidance on maintaining smoke control systems, emphasising their critical role in fire safety. Regular maintenance of smoke ventilation systems ensures they function properly during a fire, protecting lives and property. This article outlines the key takeaways from the SCA's guidance, covering legal responsibilities, recommended maintenance schedules, and the importance of qualified professionals in maintaining these vital systems. It is important to share this information with you, so that the fire safety and smoke ventilation solutions you invest in can be adequately maintained and serviced.
Why Smoke Control Maintenance is Crucial
Smoke control systems, including automatic opening vents (AOVs), natural ventilation, and mechanical smoke ventilation systems, are essential for protecting escape routes, stairwells, and fire-fighting access points. Without proper maintenance, these systems can become damaged, disconnected, or inoperable. There have been concerning reports that during renovations, particularly those involving external cladding or façade materials, AOV systems are frequently damaged or left nonfunctional. If these systems aren’t regularly checked, their failure could go unnoticed, leading to devastating consequences in the event of a fire.
Legal Obligations: The Role of the Responsible Person
Under the Regulatory Reform (Fire Safety) Order 2005 (RRO), the Responsible Person (RP)—which may be a building owner, landlord, or facility manager—has a legal obligation to ensure all fire safety equipment, including smoke ventilation systems, is maintained in good working order. Article 17 of the RRO specifies that all fire safety equipment must be kept in efficient working order and in good repair.
What are the Consequences of Neglecting Smoke Ventilation Maintenance?
Failure to maintain smoke ventilation systems can have severe repercussions, compromising safety, legal compliance, and the integrity of the building. In the event of a fire, poorly maintained systems may fail to clear smoke, which can obscure escape routes, increase the risk of smoke inhalation, and obstruct fire-fighting efforts. The tragic Grenfell Tower fire in 2017 underscored the devastating consequences of inadequate maintenance, with malfunctioning smoke control systems contributing to the rapid spread of smoke and obstructing escape routes.
The Grenfell Inquiry revealed that the building’s mechanical smoke ventilation system, intended to extract smoke from lobbies during a fire, was in poor condition, lacked proper maintenance, and had been altered without sufficient testing or commissioning. This failure to maintain essential systems, alongside non-compliance with fire safety regulations, can lead to serious legal penalties, including:
- Legal enforcement actions
- Significant fines
- Imprisonment in severe cases
Moreover, the Building Safety Act 2022 now requires high-risk buildings (such as those over 18 meters tall or with seven or more stories) to designate a Principal Accountable Person (PAP) to oversee compliance. The PAP holds ultimate responsibility for fire safety, ensuring proper maintenance, managing risks, and complying with fire safety regulations.
Recommended Smoke Ventilation Maintenance Schedule
The SCA guidance aligns with Annex I of BS 9999:2017 and outlines a detailed maintenance schedule for various types of smoke control systems, including:
Mechanical Smoke Control Systems
Natural Smoke Control Systems
Pressure Differential Smoke Control Systems
Mechanical Car Park Ventilation Systems
Regular maintenance of these systems is crucial for their reliability and compliance with fire safety regulations.
The Importance of Qualified Maintenance Professionals
The SCA stresses the necessity of employing qualified professionals to maintain smoke control systems. Untrained personnel may perform inadequate servicing, compromising system effectiveness and safety. Maintenance providers should be familiar with all aspects of smoke control systems, including components like smoke extract fans, control panels, and detectors.
For effective maintenance, professionals should:
- Have expertise in smoke ventilation systems, AOV maintenance, and fire safety systems
- Be certified under SDI 19, a UKAS-accredited certification scheme ensuring adherence to industry standards
- Have access to up-to-date training and documentation
Proper record-keeping is also essential, as it demonstrates compliance with safety regulations and provides a comprehensive history of system performance and inspections.
By following these guidelines and ensuring systems are properly maintained by qualified experts, building owners and managers can significantly enhance safety and compliance, reducing risks in the event of a fire.
