5 Questions to Ask Before Installing a Fire Sprinkler System in Your Property

If you've just acquired a new property, you may be asking whether you need to install a fire sprinkler system. The biggest question in most people's minds is, of course, "Do I need one?"

Naturally, the main consideration is the financial cost. You may worry that installing a new fire sprinkler system is expensive for your organisation or property investment. The good news is that costs are usually lower than you think. You can often spread the cost over many months, and quotes from reputable installers are free. 

So what are some of the questions that you should be asking yourself before installing this fire sprinkler system on your property?

1. Do I need to, and am I legally required to, install a fire sprinkler system, or do I have a choice?

Approved Document B lays out the rules in England for when you need a fire sprinkler system. Generally, you have to install one if your residential building is more than 11 m tall, which is applicable to most student accommodation fire sprinkler installations and purpose-built halls.

In Wales, every residential premises has been forced to install fire sprinkler systems since 2016. In Scotland, all shared residential buildings, including new flats, require a sprinkler system.

Even if you don't strictly meet the requirements for installing a sprinkler system, you may be expected to install one anyway. Many insurers and fire risk assessors assume that you will, so they will push you in that direction. 

2. What standard will the system be designed to?

You should also ask which standard you will design the system to early in the process, depending on the regulations you have to follow. Rules are different depending on the type of building you own or operate.

Residential buildings and domestic systems must be designed to BS 9251:2021. These rules list the specifications that must be obtained before a fire sprinkler system is compliant.

Meanwhile, commercial and industrial buildings must follow BS EN 12845 standards. This standard is built for higher hazard classifications and larger potential fire areas.

Things become more complicated if you operate and own a mixed-use building. In these situations, you'll have to follow both sets of rules. This often means installing complex fire sprinkler systems using professional installers who understand both standards.

3. Can the building's water supply support the fire sprinkler system I want to install?

A building's water supply isn't always infinite. Because of this, it is always worth asking whether it can support the fire sprinkler system that you are looking to install. Some buildings can't, so you'll want to know this in advance

Sprinkler systems require specific flow rates and pressures to function. If they don't receive water at the correct rate, then they won't work according to specification, and this could mean falling foul of the rules.

The only way to determine whether a building's water supply supports a fire sprinkler system is to do the proper test. If the sprinkler system performs within specification, it's a good sign that the water supply is sufficient. If it's not, then you may need to add a storage tank and a pump set to your building.

Of course, this may mean that you need to accommodate a plant room that wasn't originally in your plan. This could increase the cost of the building if it hasn't been built yet, but it's well worth designing these facilities into it right now so you don't face higher costs in the future.

If you're not sure about your current situation, get in touch with our Technical Advice Team. They can tell you the type of water supply likely to support your sprinkler system

4. What happens when a sprinkler system is complete and handed over?

If you've never been through the process of installing a sprinkler system before, you won't always know what happens when professional installation finishes and installers hand it over to you. Ultimately, handover occurs when you receive paperwork proving that the commissioning phase is complete.

Even so, it's always worth asking the installers what you'll actually be given on completion. At a minimum, you should get:

• Commissioning certificates

• An operating manual

• A maintenance manual

You should also receive your logbook, along with fitted drawings showing how the sprinkler system is incorporated into your building.

If you operate a high-risk building, you'll also receive additional paperwork required under the Buildings Safety Act. This enables you to remain compliant if you own an at-risk building.

As a point of caution, always ask the installation firm about their third-party certification, FIRAS LPCB and BAFSA. Accreditation says the company's work has been independently assessed.

5. What does it cost to keep running a fire sprinkler system once installed?

Many businesses like to know how much a fire sprinkler system costs once installed to plan future cash flow. It's a question that comes up frequently during the estimate stage.

Installation costs are obviously a one-off expense, but fire sprinkler servicing is not. BS 9251:2021 requires professional servicing annually, while BS EN 12845 requires an even more rigorous schedule, including weekly pump and alarm fire sprinkler testing. 

How much a fire sprinkler system costs to maintain once installed depends on its specification and size. 

Usually, you will pay more if: 

• There are more heads

• There is a complex pump and tank system

• Maintenance staff find it hard to reach essential components

This is why proper planning during building design phases is so important. Always ask how crawl spaces and room designs can be improved to enable easier engineer access, reducing labour costs and time.

Ultimately, the ongoing cost of maintenance is not the primary concern for many building operators and facilities managers, but rather the bills, fees, and penalties imposed on buildings that are not compliant. This is why professional servicing usually beats budget alternatives in the long-run. 

So, what do we recommend?

Ultimately, we suggest you ask these questions now before installing your fire sprinkler system. Getting your strategy right will significantly lower your long-term costs and ensure you don't fall foul of any compliance rules.