Fire Alarm Systems, AOVs and Emergency Lighting: What Directors Need to Know
Modern residential buildings often rely on several life-safety systems to help protect residents in the event of a fire.
These systems may include:
- Fire alarm systems
- Automatic Opening Vent (AOV) systems
- Emergency lighting
- Fire doors
- Smoke detection systems
Whilst specialist contractors are responsible for servicing and maintaining these systems, Resident Management Companies (RMCs), Right to Manage (RTM) Companies, Freeholders and Managing Agents should understand the basic requirements and ensure appropriate inspections and maintenance are taking place.
Fire Alarm Systems
A fire alarm system is designed to detect fire and alert occupants, allowing them to evacuate safely or follow the building's fire strategy.
The type of system installed will depend on the design and use of the building.
Common systems found within residential developments include:
Conventional Fire Alarm Systems
Conventional systems divide the building into zones.
When an alarm activates, the panel identifies the affected zone but not necessarily the individual device that triggered the alarm.
These systems are often found in smaller buildings.
Addressable Fire Alarm Systems
Addressable systems identify the specific detector, call point or device that has activated.
These systems are commonly installed within larger or more complex developments and make fault-finding easier.
Wireless Fire Alarm Systems
Wireless systems use radio communication between devices and may be suitable where cabling is difficult or impractical.
Fire Alarm Testing and Servicing
Fire alarm systems require both routine testing and professional servicing.
Typical arrangements include:
Weekly User Checks
A manual call point is typically tested each week to confirm that the system is functioning correctly.
The location of the test should be rotated where possible and the result recorded.
Professional Servicing
Fire alarm systems are typically serviced by a competent contractor at regular intervals, often every six months, although servicing requirements will depend on the system and risk assessment.
The servicing contractor will inspect detectors, control panels, batteries, sounders and other system components.
Record Keeping
Testing, faults, servicing and repairs should be recorded within the building's fire logbook or maintenance records.
What Is an AOV System?
An Automatic Opening Vent (AOV) system is designed to remove smoke from common escape routes during a fire.
AOV systems are commonly found in:
- Apartment blocks
- Stairwells
- Smoke lobbies
- Internal corridors
The system may consist of:
- Roof vents
- Smoke shafts
- Window actuators
- Smoke detectors
- Control panels
- Manual override controls
By removing smoke from escape routes, AOV systems help improve visibility and support safe evacuation.
AOV Maintenance and Testing
Like all life-safety systems, AOV systems require regular maintenance.
Typical inspections may include:
- Operational testing
- Actuator testing
- Control panel checks
- Smoke detector testing
- Battery backup checks
- Inspection of vents and opening mechanisms
Maintenance should be carried out by a competent specialist contractor in accordance with the manufacturer's recommendations.
Emergency Lighting
Emergency lighting provides illumination when the normal power supply fails.
Its purpose is to ensure escape routes remain visible during an emergency.
Emergency lighting is commonly found in:
- Stairwells
- Corridors
- Plant rooms
- Bin stores
- Car parks
- Escape routes
Emergency Lighting Testing
Emergency lighting systems require both routine testing and professional servicing.
Monthly Functional Checks
A short-duration test is normally carried out to confirm that fittings illuminate when the power supply is interrupted.
Annual Full-Duration Test
A longer test is typically undertaken by a competent contractor to confirm that fittings continue to operate for their designed emergency duration.
Any failed fittings, batteries or components should be repaired or replaced promptly.
Why Are These Systems Important?
Fire alarm systems, AOV systems and emergency lighting all form part of a building's overall fire safety strategy.
Failure to maintain these systems can:
- Increase risk to residents
- Lead to Fire Risk Assessment recommendations
- Result in enforcement action in serious cases
- Create difficulties with insurers
- Compromise safe evacuation during an emergency
Regular maintenance and record keeping help demonstrate that these systems are being properly managed.
What Should Directors Be Doing?
RTM Directors, RMC Directors and Freeholders are not expected to service these systems themselves.
However, they should ensure that:
- Appropriate maintenance contracts are in place
- Testing is carried out and recorded
- Defects are addressed promptly
- Recommendations from servicing contractors are reviewed
- Records are retained
A good managing agent will help coordinate these obligations and ensure compliance is monitored.
How Archery Estates Can Help
At Archery Estates, we regularly coordinate the maintenance and compliance of life-safety systems across residential developments.
This includes:
- Fire alarm systems
- AOV systems
- Emergency lighting
- Fire door inspections
- Fire Risk Assessments
- Compliance monitoring
- Contractor management
- Planned preventative maintenance programmes
We help Freeholders, RTM Companies and Resident Management Companies ensure that essential life-safety systems are properly maintained and managed.
Need Advice?
If you are unsure whether your building's fire alarm system, AOV system or emergency lighting is being maintained correctly, contact Archery Estates for practical guidance and support.