30th January 2025 Build UK issues clarification on fire safety standard update

Build UK has issued a statement following the publication of BS 9991:2024 on 30 November 2024 – Fire Safety in the design, management and use of residential buildings. The statement provides clarification on the latest position for building control applications.

The exclusion of all fire suppression systems in the new BS 9991:2024 has created some uncertainty for those preparing Building Control Approval applications. The updated document appears to exclude other proven fire suppression systems that could be applied to risks in current building designs for residential use, such as water mist, gas, foam, powder, etc. These systems are covered in other BSI standards, including BS 5306-0:2020, BS 8458:2015, and others, which leads to a confusing and mixed message from the BSI itself.

In response to this confusion, Build UK has contacted the building safety regulator and produced a clarification that challenges the misinterpretations made by some building control bodies and RBCA’s.

Read the full Build UK Statement below:

https://builduk.org/wp-content/uploads/2025/01/BS-9991-Build-UK-Statement.pdf

(Note: the letter year should be 2025, not 2024.)

The document above addresses several key points, including the statement on the BSI knowledge page about “aligned with new legislation” and the “lack of evidence” regarding the efficacy of systems. The main conclusion of the letter is that BS 9991:2015 remains valid and that all suitable fixed firefighting systems can be used in accordance with the provisions outlined in this standard. Furthermore, the letter’s penultimate paragraph clarifies that if an approved document refers to an older version of the standard that has since been revised or updated, the new version may be used as guidance, provided it still meets the relevant building regulation requirements.

It is reasonable to argue that the omission of all fixed firefighting systems except sprinklers in BS 9991:2024 may not fully address the relevant building regulation requirements for some designs.

BS 8458:2015 provides recommendations for the design, installation, water supplies, commissioning, maintenance, and testing of water mist systems with automatic nozzles in residential and domestic buildings with ceiling heights up to 5.5 meters. Although primarily focused on life safety, this standard also covers property protection. These recommendations apply to the installation of water mist systems, including any additions, repairs, or modifications to existing residential or domestic systems.

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