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Smoke Ventilation & Fire Alarm Maintenance FAQs

Fire alarms and smoke ventilation systems are both critical life-safety systems, though they perform very different roles in a fire. Fire alarms provide detection and warning. Smoke ventilation systems (including AOVs) help manage the movement of smoke, supporting safe evacuation routes and firefighting access.

This FAQ explains what you need to know about smoke ventilation maintenance and fire alarm maintenance, including responsibilities, servicing frequencies, competence, and common issues.

We reference key standards and legislation including BS 5839-1:2025, BS 5839-6, BS 7346-8, BS 9999, BS EN 12101, the Fire Safety (England) Regulations 2022, and the Building Safety Act 2022.

What is smoke ventilation and why is it important?

Smoke ventilation is designed to remove (or control) smoke and heat during a fire. This helps reduce smoke build-up in escape routes, improve visibility for occupants evacuating, support fire and rescue service operations and reduce heat and smoke spread into key areas.

Because smoke inhalation is one of the leading causes of fire-related fatalities, smoke control systems are a critical part of the building’s fire strategy, especially in corridors, stairwells, and multi-storey residential buildings.

An AOV (Automatic Opening Vent) is a vent that opens automatically when triggered by a fire system or control panel. AOVs are commonly installed in, stairwells, corridors, smoke shafts and common escape routes.

They may open via actuators, control panels, and interfaces and must be maintained to ensure they open correctly when required.

Many buildings have smoke ventilation systems without the current building manager being fully aware, especially where systems were installed years ago or altered during refurbishment.

You may have smoke ventilation if your building includes:

  • Roof vents / rooflights linked to a smoke control panel
  • Corridor vents or louvres
  • Smoke shaft dampers
  • Mechanical extract fans
  • Firefighter override switches
  • AOV control panels (often labelled “Smoke Vent” or “AOV”)

The SCA guidance (Guidance on Maintenance of Smoke Control Equipment) highlights the importance of having an asset register so you know what equipment exists and what must be maintained.

Smoke ventilation systems require both routine user checks and specialist maintenance.

The Smoke Control Association (SCA) Guidance on Maintenance of Smoke Control Equipment sets out minimum inspection intervals that include:

  • Daily checks
  • Weekly checks
  • Monthly checks
  • 3-monthly checks
  • 6-monthly checks
  • Annual maintenance

The SCA also states that annual maintenance should be carried out by a certified organisation, and that higher-risk buildings may require more frequent inspection.

“Maintenance of smoke ventilation systems should be undertaken by competent organisations that are both members of the SCA, and accredited to IFC Certification Ltd’s third-party installers scheme SDI 19.”

This aligns with the intent of BS 7346-8 and BS 9999, which treat smoke control as a critical life-safety system that must be kept operational through planned maintenance.

We have put together a full guide on how to choose a competent maintainer – explaining the relevant certifications and standards.

Under the Regulatory Reform (Fire Safety) Order 2005, responsibility typically sits with the Responsible Person, typically the person or organisation with control of the premises.

This may include:

  • Building owners
  • Landlords
  • Managing agents
  • Facilities managers / building managers
  • Employers (for workplaces)

The SCA guidance also uses the term Building Representative, describing the duty holder responsible for ensuring smoke control systems are maintained and documented.

For higher-risk buildings, the Building Safety Act 2022 introduces additional roles and expectations, including the Principal Accountable Person (PAP), who must oversee building safety risks and demonstrate that systems are properly managed.

A competent person is not simply someone who “can attend site”, competence means having:

  • The right training and experience
  • Knowledge of the system type and design intent
  • The ability to test, diagnose, and restore performance
  • Understanding of relevant standards (BS and EN)
  • The ability to document work properly

This matters because smoke ventilation and fire alarms require different technical knowledge. A provider may be competent in fire alarms, but not competent in smoke ventilation and the reverse can also be true.

We have produced the two following guides to reinforce this sentiment:

Fire Alarm Firms vs Smoke Vent Specialists: Why Competence Matters

The Benefits of Combined Fire Alarm & Smoke Vent Maintenance

No – and this is a common compliance risk.

Fire alarms and smoke ventilation systems are often connected, but they are not maintained the same way. A smoke ventilation system includes mechanical and electrical components such as:

  • Actuators
  • Vents and dampers
  • Fans
  • Smoke control panels
  • Interfaces and controls
  • Backup power supplies

A fire alarm maintenance visit may confirm detection and alarm activation, but that does not automatically mean smoke ventilation has been correctly inspected, tested, and serviced to the required standard.

The SCA guidance stresses that smoke control systems must be maintained so they remain operational and effective when required.

Fire Alarm Firms vs Smoke Vent Specialists: Why Competence Matters

Some fire alarm contractors may perform limited checks – but this is not always equivalent to proper smoke ventilation maintenance.

Smoke ventilation systems require competence in smoke control equipment, fault diagnosis, and performance expectations. If your contractor cannot demonstrate competence in smoke ventilation, there is a risk of:

  • Missed faults
  • Incomplete testing
  • Incorrect cause-and-effect logic
  • A false sense of compliance

The safest approach is to ensure your provider is competent and qualified for both systems – particularly where your smoke vents form part of the building’s fire strategy.

Neglecting smoke ventilation maintenance can lead to serious outcomes, including:

  • System failure during a fire
  • Increased risk to occupants and firefighters
  • Enforcement action under the RRO
  • Increased liability for duty holders
  • Costly repairs due to deterioration being missed

The SCA Guidance on Maintenance of Smoke Control Equipment references the legal duty to ensure fire safety equipment is maintained in efficient working order.

In serious cases, yes.

If duty holders fail to maintain life safety systems and that contributes to risk or harm, enforcement action can include prosecution, significant fines, and (depending on circumstances) imprisonment.

This is why maintenance is not “optional” – it is part of your legal duty of care.

Fire alarm servicing should align with:

  • BS 5839-1:2025 (fire alarm systems in non-domestic premises)
  • BS 5839-6:2019+A1:2020 (fire alarm systems in domestic premises)

A competent provider should be able to explain:

  • What tests are completed
  • What frequency applies
  • What documentation is issued after each visit
  • What actions are required if faults are found

Smoke control and smoke ventilation maintenance is shaped by:

  • BS 7346-8:2013 (smoke control maintenance guidance)
  • BS 9999:2017 (fire safety management and building use)
  • BS EN 12101 (smoke and heat control systems suite)

The SCA Guidance on Maintenance of Smoke Control Equipment also reinforces inspection intervals and states that annual maintenance should be completed by a certified organisation.

Yes, they can.

Because smoke vents and AOVs are external openings, water ingress can occur due to:

  • Damaged seals
  • Poor closing alignment
  • Blocked drainage channels
  • Failed actuators leaving vents partially open
  • General deterioration over time

Regular maintenance helps catch these issues early, protecting both the system and the building fabric.

Good maintenance isn’t just about the visit, it’s about evidence of compliance.

You should receive:

  • A service report outlining work completed
  • Faults found and actions taken
  • Recommendations / advisories
  • Confirmation of system status (pass/fail where applicable)
  • Updates to your logbook or asset register

Clear documentation is vital for audits, compliance checks, insurers, and internal reporting.

Yes, a logbook supports:

  • Traceable compliance
  • Planned servicing schedules
  • Faster fault diagnosis
  • Proof for insurers and regulators
  • Better asset management across sites

Logbooks also help duty holders demonstrate they are meeting their obligations under the RRO and supporting regulations.

Yes.

FDS Maintenance provides emergency support for critical faults affecting smoke ventilation and fire alarm systems. If your system goes into fault, fast response matters, not just for safety, but for compliance and building operations.

Yes, where suitable.

Remote monitoring can help:

  • Identify faults sooner
  • Reduce system downtime
  • Improve compliance visibility
  • Support multi-site facilities management

This is especially useful for buildings where system availability is critical or where faults need rapid escalation.

Yes, FDS are qualified to service both smoke ventilation systems and fire alarm systems. At FDS Maintenance, we propose an integrated service. By investing in both LPS 1014 and SDI-19 certifications, we ensure our team can expertly maintain “your fire alarm [and] smoke ventilation systems” without the need for multiple contractors. The result is a safer building, sustained by a simplified maintenance regime.

Need support with smoke ventilation or fire alarm maintenance?

FDS Maintenance provides planned preventative maintenance for smoke ventilation systems, AOVs, and fire alarm systems, helping you stay compliant, reduce risk, and keep life safety systems ready for use.

Contact FDS Maintenance today to discuss a tailored maintenance contract.