Fire, Security & Life Safety Systems
Fire Sprinkler System
Fire sprinkler systems are a primary fire suppression measure for commercial buildings, and in many cases a legal requirement.
Robinsons Facilities Services installs, services, and repairs commercial fire sprinkler systems across Yorkshire and beyond, delivering compliance with BS EN 12845 and the ongoing annual inspection obligations that come with it.
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Commercial fire sprinkler systems are active fire suppression systems governed by BS EN 12845 in the UK. They are a legal requirement in some commercial buildings and a widely recommended measure in others. Once installed, BS EN 12845 requires an annual inspection by a competent third party, along with quarterly checks and monthly visual inspections documented throughout.
When are fire sprinkler systems a legal requirement?
The Regulatory Reform (Fire Safety) Order 2005 requires responsible persons to take general fire precautions adequate for the risk. Whether sprinklers are required depends on the building type, use, size, and the findings of the fire risk assessment.
Sprinkler systems are specifically required under Building Regulations Approved Document B in the following cases:
- All new residential buildings over 11 metres in height (since 2020 in England)
- Warehouses and storage buildings with floor areas exceeding 20,000 square metres
- Certain high-hazard commercial uses as defined by the specific building regulations guidance
Beyond the legal minimum, the Fire Protection Association (FPA) and insurers strongly recommend sprinkler systems in a wide range of commercial premises.
Many commercial insurers now require them as a condition of cover, or significantly reduce premiums where they are installed.
A fire risk assessment carried out under the Regulatory Reform (Fire Safety) Order 2005 may also recommend installation even where it is not mandated.
If you’re unsure whether your building requires a sprinkler system, the fire risk assessment is the right starting point.
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What we deliver
Robinsons Facilities Services installs, services, and repairs commercial fire sprinkler systems across Yorkshire and beyond.
All work is carried out in accordance with BS EN 12845, the British Standard for fixed firefighting systems and automatic sprinkler systems for commercial and industrial premises.
Installation
We install wet pipe, dry pipe, pre-action, and deluge sprinkler systems for commercial and industrial buildings.
Systems are based on accurate building surveys and drawings and take into account occupancy type, hazard classification, water supply, and pressure requirements under BS EN 12845.
On completion, full commissioning documentation is provided.
Servicing and annual inspection
BS EN 12845 requires sprinkler systems to be inspected by a competent third party at least annually, with quarterly checks and monthly visual inspections also required.
Annual inspection covers the full system: sprinkler heads, pipework, control valves, water supplies, alarms, and all associated equipment.
A written inspection report is issued on completion, providing the documented evidence required for compliance, insurance, and audit purposes.
Repairs
Where system components fail inspection, are damaged, or require replacement, we carry out the remedial work and retest.
Emergency attendance is available for contract customers through our 24/7/365 out-of-hours facility.
For non-contract customers, reactive attendance is available during business hours.
Why ongoing compliance matters
A sprinkler system that has not been properly maintained may fail to operate when needed. That is the one scenario where it matters most.
Beyond the life safety risk, a system that cannot be demonstrated as compliant may affect your insurance cover and expose the responsible person to liability under the Regulatory Reform (Fire Safety) Order 2005.
The annual inspection under BS EN 12845 is not optional for installed systems. The documented inspection record is what provides evidence of compliance to your insurer, your local fire authority, and, in the event of a fire, to any subsequent investigation.
How we can support you
For commercial buildings with fire sprinkler systems already in place, incorporating the annual inspection and quarterly checks into a PPM and compliance contract is the most practical approach. It keeps compliance documentation in one place and removes the risk of inspection dates being missed.
For one-off requirements, on-demand attendance is available during business hours. Installation and larger remedial works are delivered through our quoted works process, with fixed costs agreed in advance.
We cover commercial buildings across Yorkshire and the Humber, including Leeds, Sheffield, Hull, Harrogate, York, Bradford, Wakefield, and across North, South, East, and West Yorkshire, and beyond.
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Related fire suppression and protection services
Fire sprinkler systems form one part of a building’s fire suppression strategy. Robinsons Facilities Services also delivers
See our full range of fire suppression services →
Fire Sprinkler System FAQs
BS EN 12845 is the British Standard governing fixed firefighting systems and automatic sprinkler systems for commercial and industrial premises. It covers system design, installation, commissioning, and ongoing maintenance requirements including inspection frequencies.
Note that BS 9251, which is sometimes referenced, applies to domestic and residential sprinkler systems, not commercial buildings.
BS EN 12845 requires monthly visual inspections, quarterly checks, and a full annual inspection by a competent third party. The annual inspection covers the complete system including sprinkler heads, control valves, pipework, water supplies, and associated alarms. A written inspection report must be produced and retained as evidence of compliance.
In some cases, yes. Building Regulations Approved Document B requires sprinklers in all new residential buildings over 11 metres, warehouses exceeding 20,000 square metres, and certain other high-hazard uses. For commercial buildings outside these categories, sprinklers may still be required or strongly recommended by a fire risk assessment carried out under the Regulatory Reform (Fire Safety) Order 2005, or by insurers as a condition of cover.
Installation must be carried out by a competent contractor with demonstrable knowledge of BS EN 12845. System design must be based on accurate building surveys and drawings. Insurers and the FPA recommend using contractors who are third-party certificated under a UKAS-accredited scheme. Speak to us about your specific requirements.
Read more: Can I install my own fire sprinkler system in the UK?
A wet pipe system has water permanently in the pipes, which releases immediately when a sprinkler head activates. It is the most common system type for heated commercial buildings.
A dry pipe system uses pressurised air or nitrogen in the pipes, with water only entering when the system is triggered. This system is used where pipes may be exposed to freezing conditions.
Other types include pre-action systems (which require two triggers before water releases) and deluge systems (which open all heads simultaneously in high-hazard areas).
Yes, in most cases. Commercial insurers typically offer premium reductions for buildings with compliant, well-maintained sprinkler systems, because they significantly reduce the risk of total loss from fire. Some insurers now require sprinklers as a condition of cover for certain building types or uses. The level of reduction varies by insurer and property type.
A written inspection report covering all components tested, any deficiencies identified, and remedial actions required or completed. This report is the primary evidence of compliance for your insurer, the fire authority, and any subsequent investigation. It should be retained as part of your fire safety records alongside your fire risk assessment and other compliance documentation.
Yes. Annual inspections, quarterly checks, and any reactive attendance can be incorporated into a Robinsons PPM and compliance contract. This is the most practical approach for buildings with multiple compliance obligations, as it keeps all records in one place via our client portal and reduces the risk of inspection windows being missed.
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An overview of fire sprinkler systems, and the services associated with this critical fire suppression system. A good watch for those with fire sprinklers.
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