The Role of BS9251:2021 in Modern Domestic Fire Sprinkler Maintenance

BS9251:2021 is the standard in Britain for various aspects of fire sprinkler systems design and implementation. The aim of the guidelines is to ensure sprinklers operate as intended during fires and emergencies, offering maximum protection to building occupants and those making their way to fire safety points and exits.

BS9251:2021 is currently the most up-to-date set of regulations for these systems, specifically for residential and domestic buildings. As such, the code of practice is critical for detached homes, multi-family dwellings and blocks of flats. 

What Does The BS9251:2021 Specify?

BS9251:2021 specifies various aspects of fire sprinkler standards, including: 

• The water supply is required

• Acceptable components

• Installation requirements and standards

• Design requirements and standards

• The commissioning of sprinkler systems

• The maintenance of sprinkler systems 

• The testing of sprinkler systems

The goal of BS9251:2021 is to be as comprehensive as possible to reduce gaps in coverage. Sprinklers require an end-to-end standard to minimise the risk of failure and ensure they work within specifications on any residential or domestic premises. 

Furthermore, the BS9251:2021 standards also contain recommendations for sprinklers in specific situations, such as tall buildings over four stories tall. These additional specifications enable building professionals and system installers to take additional precautions to protect building occupants. 

It is possible to use BS9251:2021 in mixed-use buildings. However, developers and contractors should take a hybrid approach. Parts of the building in residential use should be governed under BS9251, while those under commercial use should follow BS EN 12845.

Who Needs To Understand BS9251:2021 And Its Implications? 

Multiple professionals involved in building design and construction should be familiar with BS9251:2021 requirements. The more stakeholders who understand the value of these guidelines, the more likely they will be implemented in full.

Professionals who should be in the loop include insurers, contractors, architects, engineers, building owners, and sprinkler design companies. 

Why Does BS9251:2021 Matter?

BS9251:2021 matters for numerous reasons. Unlike some regulations, it isn’t just an additional requirement that increases costs. It’s also necessary to add value to buildings. 

The primary benefit of these fire sprinkler standards is improved life safety. Sprinklers can put out a lot of fires before they spread, rendering buildings safe when activated. 

BS9251:2021 also protects buildings and reduces the risk of property damage. Insurers don’t have to pay out as much, reducing premiums and restoring trust, even after an incident. 

Water efficiency is another benefit. Sprinkler systems can use up to 90% less water than firefighters for the same fire suppression benefit. 

Finally, fire sprinkler standards let building owners comply with regulations and current safety standards. Blow back is less likely if all rules are followed. 

How Does BS9251:2021 Affect Fire Sprinkler System Maintenance?

BS9251:2021 modifies sprinkler system maintenance standards, building on protocols developed in the prior guidelines from 2014. The following section lists the changes and updates that require consideration during fire sprinkler servicing:

1. Improved redundancy systems for taller buildings

BS9251:2021 says that buildings over a certain height (usually 18 metres) are in a separate category and need in-built redundancies to comply. Systems should have dual water supplies (including pumps and water tanks) and backup power from a recognised system that automatically switches over during blackouts or brownouts. 

2. New Minimum Acceptable System Lifespan

BS9251:2021 also demands that fire suppression systems have a minimum expected lifespan of 25 years. This requirement is meant to improve the overall quality of the components and encourage maintenance. (Systems are much more likely to last a quarter century if they receive proper servicing). 

This change brings residential standards closer to those required of commercial buildings. The move is an attempt at greater harmonisation, hopefully making life easier for all professionals involved. 

3. Testing Records And Schedule Updates

BS9251:2021 changes requirements regarding paperwork associated with sprinkler maintenance. The new rules say documentation must be kept on-site, including servicing records, and be accessible by multiple relevant parties. 

The purpose of this rule is to increase the ease of audits and track potential failures. Inspectors and other stakeholders need a complete record to understand what happened in the past and the likely current state of the system. 

4. Functional Testing Now Required

BS9251:2021 states that functional testing is a requirement. Systems must prove that they actually work. Mere inspection and documentation is no longer sufficient. 

Specifically, BS9251:2021 says that alarms, suction mechanisms and valves must be checked. Water must proceed directly from tanks to outlets, according to the underlying design specification. 

5. Monitoring Of Crucial Parts

Building on the last requirement, BS9251:2021 now mandates the continuous monitoring of critical components. Sensors and other systems need to be in place to ensure everything works according to specification. Any deviations could indicate a safety issue. 

Historically, engineers would conduct passive checks. Now, though, they must subject systems to real-world tests, which is a significantly higher standard. 

6. Annual Inspections

Finally, and perhaps most importantly, BS9251:2021 demands that engineers carry out at least one inspection per year on fire sprinkler systems. This requirement is meant to ensure that the system continues to operate within the proper parameters, again to secure a sustainable safety profile. 

Inspectors must be qualified and inspect the major parts of the system. This includes the pipes, any connecting fittings or inlets and alarms. Crews must then compare their findings to manufacturers’ specifications, recommending any changes to bring the system in line with appropriate standards. 

Conclusion

Ultimately, BS9251:2021 is an improvement on the 2014 version of the guidelines, adding new elements to enhance safety and property protection. While the regulations are more demanding, the additional benefits outweigh the costs. 

More detailed inspections and maintenance are a critical part of the upgrade. Plus, crews must take into account the nature of the building, such as its height, making adjustments accordingly. 

We recommend getting your fire sprinkler system inspected regularly to ensure it functions properly and that you remain compliant. It’s not worth taking the risk, in our view.