What are the latest UK regulations when it comes to Fire Sprinkler Servicing

It’s important that any building in the UK adheres to the rules and regulations set out by the Fire Safety Standard. Otherwise, the safety of others is at risk, whether that’s in a residential block of flats or a commercial building. 

Keeping up with the latest in UK regulations can be challenging. So, with that in mind, it’s good to have something that you can refer to for guidance.

This guide will outline the UK’s latest regulations when it comes to Fire sprinkler servicing. We’ll also include some general tips on how safety providers can keep the property or building safe.

What changes have been made in UK fire safety law as of 2025?

As of 2025, one of the most significant changes is the phased withdrawal of BS 476 fire testing standards, which are a crucial regulation for ensuring building safety here in the UK.

The set of standards was once the national classification when it came to test methods to assess how building materials and structures react to fires and their fire-resistance.

However, the standards have become more comprehensive in the form of the BS EN 13501 European classification system. The introduction of the new European standards means a great deal to those within the construction trade, architects and property owners alike.

Specific UK regulations for fire sprinkler servicing

Fire sprinkler regulations in the UK have evolved over the years to enhance fire safety, particularly in high-risk buildings.

It’s important to note that not all properties are legally required to have sprinkler systems; regulations are becoming a lot stricter for certain commercial and residential buildings.

At the same time, having such sprinkler systems in place can do a lot to mitigate the risks of fire damage and minimise the impact that fire can have on a building.

Compliance with these regulations and laws is essential to help protect lives, reduce fire damage and meet insurance and legal requirements. 

Any new residential buildings over 11m in height (in England) must have fire sprinklers installed following the changes made to Approved Document B in 2020.

For new residential buildings in Wales, these also need to have fire sprinklers under the Domestic Fire Safety Measure of 2011.

For commercial properties like warehouses and shopping centres over 20,000m² will require fire sprinklers under UK fire safety regulations.

Recently, care homes and sheltered housing, as well as some HMOs (Houses in Multiple Occupation), may require sprinklers. This depends on the local authority regulations.

In Scotland, since 2022, all new care homes must have fire sprinklers installed. While England and Wales aren’t required by law to install them, they’re strongly recommended.

Annual inspections are required for all of the above by a qualified professional. Mandated by British Standards BS 9251:2021 for residential systems and BS EN 12845 for commercial systems, all aspects of the sprinkler systems need to be inspected. These include the following:

• Checking flow rates

• Checking components like the valves, alarm devices and pipes

• Checking pressure

Regular maintenance is encouraged to ensure all are in good working order and that they function in the event of a fire.

What do safety professionals need to know?

For those responsible for the safety of a building, it’s important that your fire sprinkler systems are compliant with British Standards (BS 9251 & BS EN 12845).

BS 9251 covers fire sprinkler systems in domestic and residential properties. BS EN 12845 applies to commercial and industrial sprinkler systems.

So with that being said, it’s good to read into these regulations further, depending on which one applies best to the building being managed.

Fire safety awareness is important to have and promote in any way you can, and if you’re responsible for the safety of the building, then here are a few things that you should be doing moving forward.

Conduct throughout audits of existing fire protection systems

It’s important that you conduct an audit every so often of your existing fire protection systems. This includes your fire sprinkler systems, which should be done by a qualified professional.

Cutting corners or getting it done by someone not qualified could compromise the safety of others and invalidate your insurance policy.

Run through evacuation procedures

As well as conducting audits, you should also make sure everyone is aware of the evacuation procedures. Anyone new to the company or not familiar with the evacuation procedures must be trained immediately.

Ensure all fire safety documentation reflects current regulatory requirements

All fire safety documentation should reflect current regulatory requirements and, where necessary, should be provided to all those responsible for fire safety and the safety of the building in general.

Engage with specialist fire safety contractors and consultants to identify compliance gaps

It’s a good idea to often engage with specialist fire safety contractors, as well as consultants, to help identify any compliance gaps that are currently present and that need rectifying. 

Choose compatible and compliant fire protection components and systems when upgrading

Whenever fire sprinkler systems require new components or systems need upgrading in general, it’s important that all components and systems are compliant and compatible.

Again, if this is not the case, this could risk lives and also compromise insurance policies in place.

It’s also useful to maintain relationships with all suppliers and contractors that you work with when it comes to fire safety, as well as those that are needed in an emergency.

Don’t forget the importance of fire sprinkler servicing

A fire sprinkler system is an important safety feature to have, and making sure it’s serviced regularly is essential. As a safety provider for the building, you should be doing everything in your power to keep the premises safe, and that includes regular fire sprinkler servicing.

Staying up to date with the latest rules and regulations will ensure your fire sprinkler systems are always compliant and appropriate for the spaces in question. If it’s been some time since the fire sprinkler system has been looked at or maintained, then it might be a good excuse to check it out.