Joint Fire Alarm & Smoke Vent Maintenance

Facility managers, Building Owners and Developers, today face the challenge of maintaining both fire alarm systems and smoke ventilation systems – two critical but very different life safety systems. Often these two systems have been serviced by separate specialists due to their distinct technical nature. However, partnering with a single provider competent in both can yield significant advantages in cost, efficiency, and compliance. This article reviews the technical and regulatory basis for combined maintenance, ensuring all claims are backed by British standards and guidance. We highlight how an integrated approach (when executed by a properly accredited firm) can streamline maintenance without compromising safety or legal obligations.

 

Different Systems – Unified Fire Safety Strategy

Fire alarm and smoke vent systems are designed for a shared goal (protecting life and property in a fire) but they operate in very different ways. The fire alarm system detects fire and alerts occupants, consisting of sensors, call points, control panels, and sounders. Its maintenance is primarily electrical – e.g. testing detectors and circuits, checking backup batteries and alarm devices. In contrast, a smoke ventilation system (often comprising automatic opening vents (AOVs), fans, smoke dampers, and dedicated control panels) physically controls smoke movement. Maintaining smoke vents involves mechanical and electrical tasks: ensuring vents and dampers open freely, fans run at required capacity, and that backup power (batteries or generators) will take over if mains fails. It even requires tools like airflow meters or pressure gauges and knowledge of airflow dynamics that go beyond general electrical work.

In short, each system demands a specialised skill set – a fact recognised by industry experts who note “vast differences in the skill sets” between fire alarm technicians and smoke vent engineers. A typical fire alarm engineer, for example, may not be trained to verify a smoke extract fan’s output or to service mechanical actuators, just as a smoke control specialist might not be versed in complex detection circuit diagnostics. Traditionally, this led many building owners to use separate contractors for each system, to ensure each is handled by the appropriate expertise.

However, it is entirely feasible – and often beneficial – for one company to handle both systems, provided they truly have competence in each domain. Some fire protection firms have developed multi-discipline teams, with distinct specialists for fire alarms and for smoke control under one roof. It’s perfectly fine to combine maintenance contracts “as long as they truly have the competency in each domain”. This approach can actually strengthen fire safety integration, since the provider can oversee the entire fire response system end-to-end.

 

The Critical Link Between Alarms and Smoke Vents

Fire alarms and smoke vents are not isolated systems – they are functionally linked by design. When a fire is detected, the alarm system sends a signal to the smoke control system to initiate smoke clearance. In practice, smoke detectors trigger the smoke vent control panel, which in turn opens vents or starts extract fans to clear smoke. This cause-and-effect sequence is vital for keeping escape routes clear of smoke and aiding firefighting. British Standard BS 7346-8 (the code of practice for smoke control systems) and design guides like BS 9999 emphasise this integration, ensuring that detectors, alarms, and ventilators work in concert.

Maintaining this interface is critical. If the fire alarm and smoke vent systems are serviced separately, there is a risk that integrated tests (e.g. confirming that an alarm activation correctly opens the vents in the right zones) might be overlooked or inadequately coordinated. A combined maintenance provider can test the entire sequence seamlessly, eliminating gaps in responsibility. There’s no “finger-pointing” between separate contractors if, say, a vent fails to open – one provider takes accountability for the whole chain. This holistic testing approach verifies that the fire alarm’s outputs and the smoke vent’s response are properly aligned, which is essential for the system’s performance in an emergency.

Moreover, combined servicing ensures any changes or updates in one system are communicated and matched in the other. For instance, if new detectors are added or cause-and-effect programming is altered on the fire alarm panel, the smoke vent panel’s configuration can be updated correspondingly by the same team, preserving compatibility. This reduces the chance of misaligned cause-and-effect logic – a known risk when changes are made in silo. (An unqualified maintainer might reset a panel without realising the impact on vent programming, but an integrated specialist will check both.) In sum, one competent provider can maintain the critical linkage between detection and ventilation, ensuring a faster and more reliable response when it counts.

 

Legal and Standards Requirements for Maintenance

UK fire safety regulations make it crystal clear that fire protection systems must be properly maintained – and this applies equally to fire alarms and smoke control systems. The cornerstone legislation, the Regulatory Reform (Fire Safety) Order 2005, mandates that all fire safety equipment “is maintained in an efficient state, in efficient working order and in good repair.”. For smoke control systems specifically, government guidance from the Department for Communities and Local Government adds that a “smoke control system should be maintained by a competent person who is familiar with the fire engineering performance specifications of that specific system.”. In other words, not only must you service these systems regularly – you must use someone with the right expertise to do it.

British Standards support these legal duties by providing detailed maintenance recommendations:

• Fire Alarms (BS 5839-1) – The code of practice for fire detection and alarm systems (BS 5839-1) outlines a regular testing and inspection regime. This includes weekly user tests (e.g. activating a call point to ensure alarms sound) and periodic professional servicing at least twice a year in many cases. Typical guidance is for quarterly or semi-annual inspections by a competent engineer, who tests a proportion of detectors, checks the control panel functions, power supplies, and so on. These routine checks are essential to keep the alarm system reliable and compliant.
• Smoke Ventilation (BS 7346-8 & BS 9999) – Maintenance of smoke control systems is guided by BS 7346-8:2013 (the code of practice for planning, installation and maintenance of smoke control) and by fire safety management standards like BS 9999. These standards prescribe specific schedules and tasks for smoke vents. For example, BS 9999 recommends a tiered schedule of inspections: daily visual checks of panels, weekly tests of equipment, more thorough monthly or quarterly checks, and a full annual service by specialists. BS 7346-8 likewise suggests that smoke control systems be inspected at least annually by a knowledgeable engineer, alongside more frequent routine tests (often weekly and quarterly as above). Importantly, these documents stress competence – the annual checks should be done by persons with adequate smoke control knowledge, not just a generic handyman.

Staying on top of these schedules is not just about safety – it’s about legal compliance. Failing to maintain, or to keep proper records of maintenance, can lead to enforcement action, invalidated insurance, or worse. Under the Fire Safety Order, the responsible person must keep accurate maintenance records, which authorities may request after an incident. Moreover, recent regulatory updates have tightened obligations: the Fire Safety (England) Regulations 2022 introduced monthly checks for smoke control systems in high-rise residential buildings, with any critical fault that can’t be fixed within 24 hours to be reported to the local fire service. And looking at overarching safety reforms, the Building Safety Act 2022 now requires that owners of higher-risk buildings maintain a “golden thread” of information – up-to-date documentation of fire safety systems and their maintenance throughout the building’s life. This means comprehensive, coordinated record-keeping is a must.

Bottom line: you are legally required to regularly service both your fire alarms and smoke vents, following standards like BS 5839, BS 7346-8, BS 9999, and to use competent persons to do so. A combined maintenance contract does not exempt anyone from these duties – on the contrary, it can help fulfil them more efficiently, as we explore next.

 

Competency Credentials: LPS 1014 and SDI-19

Given the strict demand for competent servicing, it’s crucial to look at the accreditations and qualifications of any provider you engage. In the UK, there are well-established third-party certification schemes attesting to a company’s expertise in each domain:

• Fire Alarm Servicing – LPS 1014 Certification: LPS 1014 is a Loss Prevention Certification Board scheme for firms involved in fire detection and alarm system work. Companies certified to LPS 1014 have proven competence across all aspects of fire alarms – design, installation, commissioning, and ongoing maintenance. In fact, LPS 1014 was developed as a way to ensure firms take responsibility for the entire life-cycle of fire alarm systems (under an ISO 9001 quality system), providing traceability and quality control from initial design through to routine servicing. Engaging an LPS 1014-approved contractor gives confidence that they meet the highest industry standards for fire alarm maintenance. (Many reputable alarm companies are also accredited under BAFE SP203-1, a similar scheme, or have NSI/SSAIB approvals; the key is evidence of audited competence.)
• Smoke Control Maintenance – SDI-19 Certification: For smoke ventilation systems, the gold standard accreditation is the IFC SDI-19* scheme. Developed by the Smoke Control Association in partnership with IFC Certification, SDI-19 certifies that a contractor is competent in designing, installing *and maintaining smoke control systems. It requires firms to demonstrate specialist know-how and compliance with relevant standards (e.g. Approved Document B and BS 7346 parts 4, 5, 7, 8). The scheme has become mandatory for SCA member companies that install smoke vents, raising the bar across the industry. Crucially for clients, an SDI-19 certified provider has been independently audited for their smoke control competence – so you know your vents and AOVs are in qualified hands. Official guidance and BS 7346-8 itself encourage using such third-party certified specialists for maintaining smoke control systems.

If you are considering one firm to maintain both fire alarms and smoke vents, check that they hold the appropriate certifications for each discipline. An ideal combined-service provider will be accredited to schemes like LPS 1014 (for fire alarms) and SDI-19 (for smoke control) – demonstrating they haven’t cut corners on either skill set. This dual competency is what allows a single contractor to confidently service both systems to the required standard. For example, FDS Maintenance (part of the FDS Group) structured its services to cover both alarms and smoke vents, and pursued these certifications to show it “has the competency to ensure systems remain compliant to relevant stringent regulations.” By having in-house experts in each field, backed by third-party accreditation, a combined provider can meet the specific competency requirements that legislation and standards demand for each system type.

 

Cost and Efficiency Benefits of a Consolidated Contract

Beyond compliance, there are very practical cost and efficiency advantages to using one provider for both maintenance contracts. Many facilities managers will appreciate the streamlining this offers:

• Fewer Site Visits: With separate contractors, you might have, say, quarterly fire alarm service visits and additional smoke vent service visits, doubling the disruptions. A combined contract can often synchronize maintenance schedules, so one visit covers both systems. This reduces the total number of service appointments – meaning less interruption to building occupants and operations.
• Lower Administrative Overhead: Managing one contract and one supplier is simpler than juggling two. There’s a single point of contact for scheduling, one set of risk assessments/permits to coordinate, and one consolidated report after servicing instead of multiple documents. This can reduce the management time spent on upkeep. It can also streamline procurement – often a combined package comes at a more competitive price than two separate agreements, as the provider can offer economies of scale.
• Direct Cost Savings: Indeed, using one competent firm for both systems can “save you both time and money in the long term”, as noted by FDS Maintenance’s experience with unified servicing. By negating the need for separate specialist companies, clients avoid duplicated call-out charges and often benefit from bundled pricing. For example, if one engineer can perform certain tasks on the fire alarm and then the smoke vent in the same trip, the labour and travel costs are optimized. Over a year, this can be a significant saving – not to mention preventing costly downtime by aligning maintenance windows.
• Streamlined Repairs and Parts: When an issue is identified (be it a faulty smoke detector or a failed vent actuator), a single provider can take ownership of rectifying it. You do not have to mediate between an alarm firm and a vent firm to figure out whose component caused a fault – the one contractor will handle troubleshooting end-to-end. This all-in-one responsibility can lead to quicker fixes and clearer warranty arrangements. It also simplifies spares management, as one company will likely keep records of all critical components in both systems.
• Coordinated Testing: As discussed earlier, an integrated maintenance visit allows simultaneous testing of the interaction between systems – for instance, confirming that when a detector goes off, the vents open and fans start. This holistic test ensures no aspect is missed. If two separate companies were involved, such integrated testing might require both to be on site at the same time (doubling costs) or could be skipped entirely, leaving a potential gap. One provider will ensure the cause-and-effect across fire alarm and smoke vent is verified on every annual service, as part of their combined checklist.

All these efficiencies contribute to not only smoother facility operation but also better value from a budget perspective. An internal study by maintenance firms found that preventive servicing yields a high return on investment by avoiding failures – and with a consolidated approach, those returns can be achieved with fewer overheads. In short, you get more bang for your buck when one qualified team handles everything, provided they have the requisite expertise for each system.

 

Improved Compliance and Single-Source Accountability

Another often-overlooked benefit of a one-provider strategy is the clarity of accountability and compliance management. With a sole contractor responsible for both systems, there is no ambiguity about who is accountable for fire safety maintenance. This has several positive outcomes:

• Unified Documentation: You’ll receive one comprehensive maintenance report covering the fire alarm and the smoke vent system, typically structured to meet all relevant standards. This unified log can be directly used as evidence of compliance with both BS 5839-1 and BS 7346-8/BS 9999 maintenance recommendations. Keeping a single logbook or digital record is simpler for the Responsible Person to manage and aligns well with the “golden thread” record-keeping now expected under the Building Safety Act. All servicing certificates come from one source, making audits and fire risk assessments more straightforward.
• Consistent Quality Standards: A combined provider with third-party accreditation will apply consistent quality controls across both systems. For example, an LPS 1014 certified company is required to have a rigorous quality management system (ISO 9001) overseeing their fire alarm servicing, and an SDI-19 firm is stringently assessed for smoke control competence. When one company holds both, the client benefits from a uniformly high standard. There’s no weaker link. All engineers – whether working on detectors or dampers – operate under the same approved procedures and regulatory awareness.
• No Scope Gaps or Confusion: One contract eliminates the grey areas of “who maintains what.” In some buildings, the fire alarm triggers not only smoke vents but other fire safety interfaces (magnetic door releases, sprinkler signals, etc.). If different contractors are involved, there could be misunderstanding over responsibilities at those interfaces. A single provider will take care of all interconnected fire safety systems or at least coordinate them, leaving no gaps. You as the client have the peace of mind that nothing is falling through the cracks. For instance, if a problem arises where it’s unclear whether it’s the alarm panel or the vent actuator at fault, the integrated provider will sort it either way – you won’t get caught between two suppliers each blaming the other.
• Regulatory Confidence: Using a combined specialist can also impress regulators and insurers. Fire officers and building safety inspectors increasingly look for evidence that competent persons are maintaining systems. Having a contract with a firm known for expertise in both fields (especially one that can show LPS 1014 and SDI-19 accreditation) demonstrates a proactive approach to compliance. In fact, industry guidance suggests that documentation from a reputable, certified smoke control firm is “golden” during inspections. It shows the building owner has gone the extra mile to use the right people. By consolidating under a qualified provider, you ensure that any queries – be it from a fire brigade inspection or an insurance audit – can be swiftly answered with a full maintenance history from one source.
• Faster Corrective Action: If any deficiencies are noted during service, having one provider means remedial actions can be taken in a coordinated manner. Suppose during a combined service the engineer finds a detector that fails to trigger the vent on one floor – they will investigate both the detector circuit and the vent actuator right then and there. There is no delay in contacting a second contractor. This agility can be crucial, for example, in meeting the 24-hour fault rectification expectation for critical systems in high-rises.

In summary, a combined maintenance contract with an appropriately qualified provider not only simplifies compliance on paper, but actually enhances real-world compliance by ensuring both systems are kept at the same high standard. It creates a one-stop accountability: one phone call if there’s an issue, one company answerable for performance, and one partner in the constant effort to keep your building safe.

 

Conclusion: Convenience Without Compromise

Adopting a “one contract, one provider” approach for fire alarm and smoke vent maintenance can deliver significant benefits – but only if that provider is up to the job. The synergy of combined maintenance offers convenience and potential cost savings, while also enabling more cohesive testing and documentation. Crucially, when you engage a truly competent, certified firm for both systems, you do not compromise on safety or compliance; you enhance it. The fire alarm and smoke control systems will each get the specialised attention they require, with the added advantage that all components are maintained with the broader fire strategy in mind.

For facilities managers and building owners, this means fewer headaches and greater confidence that your life safety systems will perform when needed. Imagine the peace of mind in knowing your maintenance provider has checked everything from the beeping sounder on the ground floor to the rooftop AOV – and verified they work in unison. No loose ends, no ambiguity, and no excuses.

At FDS Maintenance, for example, this integrated philosophy is core to our 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.

In the era of tighter fire safety regulations and higher accountability, combined fire alarm and smoke vent maintenance (with the right provider) represents a forward-thinking solution. It’s one contract without compromise – delivering convenience, compliance and confidence together. By choosing a provider that meets all the competency benchmarks and understands the interplay of these systems, you truly can have the best of both worlds: integrated fire protection upkeep that saves time and money while upholding the highest safety standards.

Your building’s occupants – and your future self during the next compliance audit – will thank you for it.

For further information regarding smoke ventilation maintenance, feel free to also utilise the Smoke Control Associations Resource Section.