For our first webinar of 2025, we were pleased to welcome Steven Wilson, Technical Director at Ventro, to break down some of the most significant updates in fire safety standards and regulations.
Steven’s presentation explored key topics, including why BS 9991 is being updated, the differences between British Standards and Approved Document B, and the specific changes coming to BS 9991. While we covered many important points during the live session, there wasn’t enough time to address every question in detail.
To ensure you have the insights you need, we’ve compiled Steven’s responses to the most pressing questions from the event. Read on to stay informed about these crucial fire safety updates.
Kicking off our first webinar of 2025, Ventro was delighted to welcome Paul Saunders from the Fire Protection Association (FPA) to provide expert insights into the evolving fire safety landscape.
Technical & Delivery Director
With five years of dedicated experience in fire safety, Steven Wilson is the Technical Director at Ventro Group. A true industry expert, Steven specialises in fire safety legislation, offering a profound understanding of regulatory frameworks. His adeptness in crafting bespoke fire safety solutions tailored to diverse environments underscores Ventro's commitment to excellence and finding the correct solution.
Steven's comprehensive knowledge extends to the latest fire safety products, ensuring Ventro remains at the forefront of technological advancements. Recognised for his leadership, Steven frequently speaks at conferences, sharing insights that reflect his passion for fostering fire safety awareness. His wide expertise reinforces Ventro Group's position as a trusted and innovative leader in Fire Safety.
Sprinklers are an active fire protection system designed to suppress fires at an early stage by releasing water directly onto the affected area.
Fire suppression systems, on the other hand, may use alternative agents such as gas, foam, or mist to suppress fires. While misting systems have potential, they are not as widely referenced in regulations due to not enough test evidence—not that they’re not good enough, but simply because there isn’t enough test evidence for them. The preference for sprinklers in many buildings, particularly residential and commercial properties, is based on their proven reliability, effectiveness, and compliance with UK fire safety regulations such as Approved Document B (ADB) of the Building Regulations 2010.
Sprinklers are also mandated in certain buildings under the Fire Safety Act 2021 and the updated BS 9251:2021 for residential sprinkler systems.
No, but the technology has advanced to the point where Ventro is now an approved installer of a fully certified, non-aerosol suppression system capable of extinguishing EV fires. This is excellent news for server rooms and mobility scooter storage.
The removal of national classes for fire resistance, effective from 2 September 2029, is a shift towards harmonising UK fire safety standards with European classifications under BS EN 13501-2. This means that the previous classifications under BS 476 will no longer be accepted, ensuring that all fire resistance ratings align with European testing and certification. This change affects construction materials, fire doors, and structural elements, requiring compliance with the Euroclass system.
If a fire escape route is blocked without approval, the responsible party is the building owner, the responsible person under the Fire Safety Order 2005 (as amended by the Fire Safety Act 2021), or the duty holder under the Building Regulations 2010. The enforcement authority is typically the local fire and rescue service or the local authority’s building control. They have the power to issue enforcement notices under Article 30 of the Regulatory Reform (Fire Safety) Order 2005, requiring reinstatement of the fire escape route.
Yes, purpose-built student accommodation (PBSA) is generally considered a commercial property for fire safety compliance and should adhere to BS 9991:2021 and Approved Document B. This classification is due to the transient nature of occupants and shared facilities. While changes in legislation could occur, the current framework ensures PBSA is treated differently from conventional residential housing due to higher occupancy risks and differing layouts.
No, BS 9991:2021 includes provisions for student accommodation, particularly in relation to fire safety design and management. The standard provides guidance on compartmentation, means of escape, and fire suppression systems tailored for PBSA.
No, BS 9991 is not applied retrospectively unless specifically required by building control or the fire authority. If a project was approved under a previous standard, it can generally continue under those regulations, unless Gateway 2 (for higher-risk buildings) was not passed before regulatory changes took effect.
Yes, children's homes and respite centres fall under the scope of BS 9991, as they are classified as residential buildings requiring specific fire safety measures. Additional regulations may apply under the Care Quality Commission (CQC) and local authority fire safety policies.
In the 2024 revision of BS 9991, published on November 27, 2024, explicit references to water mist systems have been removed from the entire document, not just Section 10. The standard now exclusively refers to sprinkler systems when discussing fixed firefighting systems. This change reflects the current emphasis on sprinklers due to their extensive testing and proven effectiveness. However, this omission does not imply that water mist systems are prohibited; their use can still be justified by adhering to the guidance provided in BS 5306-0:2020, which accepts water mist systems in all domestic settings, provided they fully comply with BS 8458.
Schools primarily fall under BS 9999 rather than BS 9991. However, fire safety in schools must comply with ADB and BB 100: Design for Fire Safety in Schools. Care homes, in contrast, have specific guidance under BS 9991 due to the vulnerability of residents.
The requirement under Approved Document B (May 2020 update) applies primarily to new residential buildings over 11m. Retrofitting may be required if a significant refurbishment or material change of use occurs.
The 11m sprinkler rule applies to residential buildings, Commercial properties have separate requirements under BS 9999.
Yes, stricter fire safety requirements under Regulation 7(2) limit the use of combustible materials such as CLT in external walls of buildings over 18m.
No, see earlier responses. BS 9991 should only apply to new buildings unless significant changes to the building are made.
Yes, evacuation lifts must be managed by trained personnel in line with BS 9999 and BS 8899.
Correct, Regulation 7(2) bans combustible materials in external walls of relevant buildings over 18m.
Mass timber must comply with BS EN 13501-1 and BS EN 1365 for fire resistance.
By following this route, water mist systems can be effectively justified and implemented in residential settings under the revised BS 9991:2024 guidance.
Yes, FSER 2022 applies under Regulation 9.
They follow previous regulations unless specifically required to comply with BS 9991.
Yes, it applies to all residential kitchens under BS 6222.
Timber use is limited under Reg 7, with specific guidance for internal use.
The full name of BS 9991 is Fire safety in the design, management and use of residential buildings. There are some building types such as care homes, student accommodation etc., which are commercial businesses but operate within residential buildings.
E ratings will be the standard once introduced.
Yes, the relaxation appears to contradict Regulation 7(2), but further regulatory guidance may clarify specific exemptions or additional fire protection measures required.
Managing agents can seek enforcement through fire safety orders, lease agreements, and legal channels. The Fire Safety Act 2021 empowers fire authorities to require fire door checks and issue compliance notices.
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We’d like to extend our sincere thanks to each of our key speakers for their insights during the webinar, and a special thank you to Steven for taking the time to respond to all the unanswered questions.
Be sure to sign up for updates on our upcoming webinars here, and if you have any questions about the topics covered in this Q&A, feel free to reach out below. One of our fire safety consultants will be happy to assist you.