PROTECTION AND MAINTENANCE
Maintenance ‘essential’ in smoke control systems
Smoke control systems play a vital role in ensuring the safety of occupants in the event of a fire, limiting smoke ingress in evacuation routes to provide time for staff and potentially vulnerable patients to be safely evacuated where necessary, allowing firefighters access to the source of the fire and potentially helping to limit the extent and cost of damage to estates. A proactive schedule of inspection and maintenance is essential to ensure these systems are functioning correctly and represents a key legal requirement for estates managers, says Conor Logan, Technical director at Colt International.
To comply with these requirements, most Trusts enter into a service and maintenance contract with a specialist provider. However, the level of support provided by firms under these contracts can differ. Before entering into these agreements, it is important to confirm that the organisation has the skills, knowledge, and training to not only carry out standard inspection works, but also complete maintenance and repair works themselves rather than outsourcing this to a separate third party. To help estates teams to understand the requirements for
smoke control maintenance, and who is qualified to carry out work on these systems, the Smoke Control Association (SCA) has published Guidance on Maintenance of Smoke Control Equipment. This guide provides an overview of the legal obligations for estates managers – along with advice on how to identify smoke control assets and suggested maintenance and inspection schedules. This document also defines a new role, Competent Maintainer, to ensure all servicing works are carried out correctly and by properly qualified individuals. It is important that managers understand this role and ensure any individual or company appointed to service their smoke control systems meet its definition.
Understanding the risks Healthcare estates incorporate a wide range of equipment, materials and commodities which can act as potential sources or fuel for fires. Data from the most recent Estates Return Information Collection from NHS England showed that there was a total of 1,102 fires at NHS facilities in the period 1st April 2023 – 31st March 2024, leading to 21 injuries and one death.1 Alongside the potential for accidental fire, further
data from the Ministry of Housing Communities and Local Government states that 29 per cent of the primary fires within NHS facilities during this period were started deliberately.2
Whilst steps can be taken to limit
opportunities for these acts of arson, the reality is that the extent of NHS facilities and limited security resources means preventative measures can only go so far. Alongside the potential risk to life and safety in the event of a fire, these events can also lead to considerable long- term disruption and costs, particularly where specialist equipment may be damaged. It is important that estates teams fully factor these potential costs into the cost-benefit analysis when tendering for firms to inspect and maintain smoke and fire safety systems. In the event of a fire, smoke often presents the most serious risk to life and safety, with data from the Government consistently showing that the most common
cause of death for fire-related fatalities is occupants being ‘overcome by gas or smoke’.3
This is in part because
smoke and hot gasses are often able to spread through a building much faster than flames, but also because smoke from modern materials can be highly toxic and can quickly render a fit and able person unconscious, let alone a person with a serious health condition. For this reason, it is essential that this risk is addressed through effective smoke control management. In NHS facilities, the immediate and total evacuation of buildings is often not practical as patients may have restricted mobility, be under medication, or be dependent on electrical or mechanical equipment which cannot be easily disconnected and moved. As a result, evacuation strategies will typically focus on horizontal evacuation from the immediate area of the fire to an adjoining sub- compartment or compartment.
Standard solutions Smoke control systems play a vital role in supporting these strategies. Solutions such as smoke control dampers and smoke curtains can help to ensure that proper compartmentation is maintained, preventing smoke and flame from escaping the compartment where the fire originates for a specified period. Meanwhile, Automatic Opening Vents (AOV) and Smoke and Heat Exhaust Ventilation (SHEV) systems can help to evacuate any smoke which enters evacuation routes, preventing these from becoming smoke logged. This supports both safe evacuation and access for fire emergency services to allow the fire to be addressed.
In recognition of the
crucial roles these systems play in supporting life safety, there are now considerable legal responsibilities placed on estates managers to ensure that these systems are regularly inspected and maintained by suitably qualified individuals. This proactive approach is critical to ensure these systems
October 2025 Health Estate Journal 121
The Smoke Control Association’s (SCA) Guidance on Maintenance of Smoke Control Equipment provides clarity on the maintenance requirements for smoke control systems.
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