Are Fire Sprinklers Required by Law?

Fire sprinkler systems can play an important role in protecting people and property by controlling or suppressing a fire before it has the opportunity to spread.

But a common question we get is “are fire sprinklers required by law?” The answer to this depends on the building. The requirements for sprinkler systems can vary depending on numerous factors such as the type, height, size, and use of a building, as well as the work being carried out and the wider fire safety strategy.

For commercial premises, fire sprinkler requirements therefore need to be considered in the context of the individual building rather than through a single rule that applies to every property.

In this blog, we take a closer look at the commercial sprinkler system requirements businesses should be aware of, and the regulations and standards that can influence how a sprinkler system is designed and installed.

What are the fire sprinkler requirements for commercial buildings?

There is no single requirement stating that every commercial building must have a sprinkler system installed. Instead, fire sprinkler requirements depend on several characteristics of a building and the applicable regulations and guidance.

For building work taking place in England, Approved Document B provides guidance on ways to meet the fire safety requirements as stated in the Building Regulations 2010. Sprinkler provision can form part of the overall approach to meeting these requirements, with factors such as the building’s height, size, use, and design influencing whether sprinklers are needed.

For certain non-residential buildings, including offices, shops, commercial premises, assembly and recreation buildings, industrial buildings, and storage buildings, Approved Document B includes sprinkler provisions where the top storey is more than 30 metres above ground level.

As well as this, for some large uncompartmented buildings, sprinkler protection can form part of the approach to remain compliant with relevant fire safety provisions.

However, these thresholds aren’t the only circumstances where sprinklers might be needed. A sprinkler system may also be required because of its design, use, layout, or other specific circumstances.

This is why commercial sprinkler system requirements should always be considered on a building-by-building basis.

What are the sprinkler system regulations in the UK?

When it comes to sprinkler system regulations in the UK, it’s important to recognise that building and fire safety legislation differs between England, Wales, Scotland, and Northern Ireland. There isn’t one universal set of sprinkler requirements that applies identically across every part of the UK.

However, for businesses in England, there are several areas to consider:

Building Regulations

The Building Regulations 2010 set the requirements that must be met when certain building work is undertaken. Approved Document B provides guidance on fire safety and ways in which the requirements of the Building Regulations can be met in England.

Depending on the type and design of a building, sprinklers can form part of the fire safety measures used to meet these requirements.

Fire safety legislation

Once a commercial building is occupied, fire safety legislation places duties on the ‘Responsible Person’ to assess and manage fire risks and provide appropriate fire precautions.

A suitable and sufficient fire risk assessment will identify the risks within the premises and the measures required to protect both the property and its occupants.

The fire safety measures needed for an occupied building will depend on the circumstances of the premises, so it shouldn’t be assumed that Building Regulations requirements automatically apply to every existing commercial property.

Fire safety standards

Where a sprinkler system is required or has been selected as part of the building’s fire protection strategy, it should be appropriately designed, installed, commissioned, and maintained.

The applicable technical standard will depend on factors such as the type of building and sprinkler system being installed. This is why professional advice from our engineers here at Hoyles Fire & Safety is important when determining both whether sprinklers are required and the standards that should be followed.

What determines the requirements for sprinkler systems?

The exact requirements for sprinkler systems will depend on numerous factors within the building and the applicable regulatory guidance.

Factors that can influence the requirements include:

• The height of the building
• The overall size and floor area
• How the building is used
• The number and characteristics of occupants
• The building’s layout and compartmentation
• The nature of the fire hazards present
• Means of escape
• The overall fire strategy
• Whether new building work or significant alterations are being undertaken
• Any relevant insurer or property requirements

For example, the fire sprinkler requirements for a single-storey retail unit will be very different from those for a tall office building, warehouse, or large industrial premises.

Sprinklers can also influence other fire protection measures that are installed in a building. If sprinklers are required, the system needs to be designed to provide the intended level of protection and considered alongside other measures such as compartmentation, fire detection, and means of escape.

Businesses should therefore avoid using a ‘one-size-fits-all’ approach when trying to determine whether sprinklers are necessary.

What standards apply to fire sprinkler systems?

Fire sprinkler systems should be designed and installed in accordance with the relevant current standards for that particular building.

For many commercial and industrial sprinkler systems, BS EN 12845 provides guidance on the design, installation, and maintenance of fixed firefighting sprinkler systems.

However, different standards and guidance may apply depending on the type of premises and system being installed. The appropriate standard should therefore be established as part of the system design rather than assuming the same requirements apply to every installation.

Following the relevant standards helps ensure important factors such as water supplies, sprinkler positioning, system performance, testing, and ongoing maintenance have been properly considered.

Professional design is particularly important because if an inadequately designed fire sprinkler system is installed, or is installed incorrectly, it may not provide the level of protection expected from it.

Do existing commercial buildings have to install sprinklers?

Existing commercial buildings don’t automatically have to install sprinklers because current guidance centres around certain new buildings or building work.

Whether sprinklers are required in an existing building will depend on the circumstances.

For example, requirements may need to be reconsidered where substantial alterations, extensions, or a change of use in a building are planned. A building’s fire strategy or assessment of its fire safety arrangements may also identify circumstances in which sprinkler protection may be needed.

The age, construction, layout, and use of an existing building can all affect the fire safety measures needed.

If you have any uncertainty about your fire sprinkler requirements, it’s recommended to seek professional advice rather than assuming requirements for new buildings apply in exactly the same way to existing buildings.

How do sprinklers work and how effective are they?

Fire sprinklers are designed to react to heat from a developing fire. Each sprinkler head incorporates a heat-sensitive element that activates when the temperature around it reaches its designed operating point.

Contrary to a common misconception, activating one sprinkler doesn’t normally cause every sprinkler in the building to operate simultaneously. In a typical system, individual sprinkler heads activate in response to sufficient heat in their immediate area.

Sprinklers shouldn’t be considered in isolation either. They form part of a wider fire safety strategy that may include fire detection and alarms, compartmentation, emergency lighting, appropriate means of escape, and other active and passive fire protection measures.

Where sprinklers are required, the system must be appropriately designed for the building and maintained so that it continues to provide the intended level of fire protection.

Speak to us for your fire sprinkler installation

Whether you need a sprinkler system depends on the individual property and the regulations, guidance, and fire safety strategy that apply to it. Businesses need to consider numerous factors including their building’s height, size, use, layout, and fire safety arrangements alongside any building work that’s planned.

At Hoyles Fire & Safety, we support businesses with a wide range of fire safety services and can help you understand the fire protection measures appropriate for your premises. We work with organisations throughout Leeds, Bradford, Huddersfield, and the wider UK with the support available of the LS Fire Group.

If you need professional advice on any fire safety measures for your commercial premises, don’t hesitate to contact our expert team today to discuss your requirements in more detail.