Air Conditioning, Ventilation and Refrigeration
Smoke Ventilation
AOV systems, natural and mechanical smoke ventilation inspected, serviced, and maintained across Yorkshire and the Humber. Keep your commercial building compliant with Approved Document B, BS EN 12101, BS 9999, and the Regulatory Reform (Fire Safety) Order 2005.
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BS 7346-8 requires smoke ventilation systems in commercial buildings to be inspected and maintained at least once a year by a competent engineer. BS 9999 recommends a minimum of two service visits per year for most commercial buildings. Under the Regulatory Reform (Fire Safety) Order 2005, the Responsible Person is legally accountable for ensuring all smoke control systems are operational, maintained, and documented.
What smoke ventilation systems do
A smoke ventilation system removes smoke from a building during a fire. Its primary purpose is to keep escape routes clear and to improve conditions for firefighters. Without it, smoke accumulates quickly at low level, reducing visibility and making evacuation significantly more dangerous.
These are active fire safety systems, distinct from passive measures such as fire doors or compartmentation. Their effectiveness depends on regular maintenance and testing under conditions that simulate a fire signal. A system that has not been properly maintained may fail to operate when it is most needed.
The type of system your building requires depends on its height, layout, occupancy type, and the applicable provisions of Approved Document B (Building Regulations) and your fire risk assessment.
Types of smoke ventilation system
Natural smoke ventilation
Natural systems use the buoyancy of hot smoke to move it upward and out through vents at high level. They are commonly used in single-storey commercial buildings, warehouses, and retail units. Roof vents, ridge vents, and clerestory openings are typical components.
These systems rely on no external power source, which is an advantage during a power failure, but their performance is affected by wind conditions and building geometry.
Mechanical smoke ventilation
Mechanical systems use powered fans to extract smoke from the building. They are the standard solution for multi-storey commercial buildings, basement car parks, and enclosed stairwells where natural buoyancy is insufficient.
Properly designed and maintained mechanical systems can clear smoke reliably regardless of external conditions. They are designed to BS EN 12101-3.
AOV smoke control systems
AOV (automatic opening vent) systems open automatically in response to a fire alarm or smoke detector signal. They can form part of a natural smoke ventilation strategy or operate alongside mechanical extraction.
Many AOV systems also provide everyday background ventilation, which can mask faults. A vent that opens manually may not open correctly under a fire signal if the actuator or control panel has not been properly tested.
AOVs must comply with BS EN 12101-2 (natural smoke and heat exhaust ventilators) and be installed, commissioned, and maintained by competent engineers.
Pressure differential systems
Pressure differential systems maintain higher air pressure within escape stairs and lobbies, physically preventing smoke ingress. They are designed to BS EN 12101-6 and require specialist commissioning and ongoing testing. These systems are typically found in buildings over 18 metres in height and in buildings with high occupancy or complex layouts.
Legal requirements for smoke ventilation maintenance
The legal framework for smoke ventilation draws on several pieces of legislation and British Standards. Facilities managers and Responsible Persons should be familiar with all of them.
Regulatory Reform (Fire Safety) Order 2005
Places a legal duty on the Responsible Person to ensure all fire safety measures, including smoke ventilation systems, are maintained in efficient working order, in good repair, and properly tested.
Failure to comply can result in enforcement action, prosecution, and unlimited fines. Where an incident occurs and maintenance has been neglected, the Responsible Person can face a custodial sentence.
Approved Document B (Building Regulations)
Sets out smoke control requirements for new-build and refurbished commercial buildings based on use, occupancy, and building height. Whether your building requires a smoke ventilation system, and what type, is determined partly by its classification under Approved Document B.
BS EN 12101 series
The product and performance standards covering smoke and heat control systems. Parts include BS EN 12101-2 (natural ventilators), BS EN 12101-3 (powered ventilators), and BS EN 12101-6 (pressure differential systems). Systems must meet the relevant parts of this series.
BS 9999
Provides recommendations for fire safety in the design, management and use of buildings, including smoke ventilation maintenance intervals. Recommends a minimum of two service visits per year.
BS 7346-8
The code of practice for planning, installation, commissioning, and maintenance of smoke and heat exhaust ventilation systems. Defines what competent maintenance looks like and what records must be kept.
What our smoke ventilation service includes
Each service visit covers the following as standard:
- Full operational test of all smoke ventilation components under a simulated fire signal
- AOV actuator and vent opening/closing check — confirming the vent responds correctly to the detection system
- Control panel inspection — checking interfaces with fire alarm panels, wiring condition, and fault indicators
- Fan motor and drive checks (mechanical systems)
- Smoke damper position and actuator checks where applicable
- Inspection of vent integrity, seals, and physical condition
- Review of previous service records and any outstanding remedials
- Written service report confirming system status, tests carried out, and any identified defects
We work across natural, mechanical, pressure differential, and AOV systems in commercial buildings across Yorkshire and the Humber and beyond.
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How it works
Step 1: Arrange your service
Contact us to book a one-off service visit or enquire about a PPM contract. We will confirm the system types on your site and agree a service schedule. Contract customers have visits arranged automatically.
Step 2: Competent engineer attends
Our engineers attend to your agreed schedule, carry out the full service inspection, and test systems under a simulated fire condition. Defects are identified, documented, and assessed for urgency.
Step 3: Service report and follow-up
You receive a written service report confirming what was tested, what was found, and what action is recommended. If remedial work is required, we provide a clear, itemised quote through our Quoted Works service.
Why Robinsons Facilities Services
Robinsons Facilities Services is SafeContractor approved and holds UKAS ISO 9001 quality management certification.
We maintain smoke ventilation systems as part of wider fire safety and facilities management contracts for property managers, multi-academy trusts, healthcare providers, and commercial building owners across Yorkshire and the Humber.
Our PPM contracts include automatic scheduling, detailed service records, and a customer portal where you can access reports, visit schedules, and site documentation.
If an issue arises between scheduled visits, contract customers receive priority attendance.
Based in Harrogate, we serve commercial buildings across Yorkshire and the Humber and regularly work with clients further afield. Contact us to discuss your site’s location.
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Smoke Ventilation FAQs
BS 7346-8 requires inspection by a competent engineer at least once per year as a minimum. BS 9999 recommends a minimum of two service visits per year for most commercial buildings, and this is considered industry best practice. Some systems, particularly those in buildings with higher occupancy or more complex layouts, may require more frequent testing. Your fire risk assessment should specify the minimum maintenance frequency for your building. The Responsible Person must maintain records of all service visits and be able to demonstrate compliance.
The Responsible Person under the Regulatory Reform (Fire Safety) Order 2005. In most commercial buildings, this is the employer, the owner, or the building manager. The obligation cannot be delegated simply by appointing a contractor. The Responsible Person remains legally accountable for ensuring the system is properly maintained and that records are kept. Where maintenance is neglected and a system fails during a fire, prosecution is possible.
An AOV (automatic opening vent) is a vent that opens automatically in response to a fire alarm or smoke detector signal. Many AOV systems also provide everyday ventilation, which means a faulty actuator or control panel interface may not be obvious until the system is tested under a simulated fire condition. AOV systems should be tested at least annually, and twice a year in line with BS 9999 best practice, as part of a properly documented smoke ventilation service.
Smoke ventilation systems actively move smoke out of a building by exhausting it to the outside or controlling its flow. Fire dampers are passive components fitted in ductwork that close automatically when heat is detected, containing the spread of fire and smoke through the building’s ventilation system. Both may be present in the same building and both require regular maintenance.
You should receive a written service report confirming which components were tested, the results of each test, any defects identified, the urgency of recommended remedial actions, and the name and competency of the attending engineer. This documentation supports your fire risk assessment, satisfies the requirements of the Regulatory Reform (Fire Safety) Order 2005, and provides evidence for insurance and regulatory purposes.
Not all commercial buildings are required to have active smoke ventilation. Whether yours does depends on its type, height, layout, and the provisions of Approved Document B as they apply to your building. If you are unsure whether your current provisions are adequate, your fire risk assessment should identify this. We can also advise if you contact us with details of your building.
We document the defect clearly in the service report and advise on the urgency of the required action. Where a fault means a system component cannot be relied upon, we will flag this clearly so you can make an informed decision. We can then quote for repairs or replacement through our Quoted Works service and prioritise attendance accordingly.
Yes. Smoke ventilation maintenance is available as part of our Planned Preventative Maintenance and Compliance contracts. We schedule visits automatically, produce service records, and upload documentation to your customer portal. If follow-on work is required, it is quoted separately through our Quoted Works service.
Arrange an inspection and baseline service as soon as possible. This establishes the current condition of the system, identifies any urgent defects, and gives you a starting point for a compliant maintenance schedule. We can attend on a one-off basis and quote for any remedial work identified.
It depends on the lease, but generally the landlord is responsible for common areas and shared systems; tenants for anything within their demise. The Responsible Person under the Regulatory Reform (Fire Safety) Order 2005 is whoever has control of the relevant part of the building. If you are unsure, check your lease — and we can maintain the system under whichever arrangement applies.
Yes. Your fire risk assessment should identify what smoke control provisions your building requires, whether they are adequate, and whether they are being properly maintained. If smoke ventilation is present and not being serviced, this will typically be flagged as a significant finding.
Enclosed and basement car parks are specifically addressed in Approved Document B and BS EN 12101, and most will require some form of smoke ventilation. The exact requirement depends on the car park’s size, layout, and whether it is open-sided or enclosed. If you are unsure whether your car park meets the current standard, contact us and we can advise.
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