Sector · High-rise and flats
Sprinkler servicing for high-rise and flats.
Communal apartment sprinkler systems and flat sprinkler systems, in towers and purpose-built blocks, serviced and tested across Manchester and the North West, and worked around your residents.
The law and the standards
Where you stand.
Communal residential sprinkler systems are maintained to the standard they were designed and installed under. In most modern residential blocks that means BS 9251 sprinkler systems, the standard written for domestic and residential premises. Some larger or mixed-use buildings run BS EN 12845 sprinkler systems instead. The servicing has to match the standard, and we work to both.
The Regulatory Reform (Fire Safety) Order 2005 puts the duty on the responsible person, in a block of flats usually the owner, the freeholder or the managing agent acting for them. Article 17 requires that fire safety equipment is “subject to a suitable system of maintenance and [be] maintained in an efficient state, in efficient working order and in good repair.” An annual sprinkler service is how you meet that for the system.
The Fire Safety Act 2021 clarified that the Order covers the structure and common parts of any building with two or more sets of domestic premises, which puts most blocks squarely in scope. High-rise residential buildings also answer to the Building Safety Regulator, which expects the safety measures in the building to be managed and evidenced, not assumed.
A clear, current service certificate is the simplest piece of evidence to have ready when the fire and rescue service, an assessor or the regulator asks, and one of the most awkward to be missing. We make sure you always have one.
Fire Safety Order 2005, article 17 (opens in a new tab) Fire Safety Act 2021 (opens in a new tab) Building Safety Regulator (opens in a new tab)
On the ground
What is different about servicing a block.
A tower is not a single dwelling. The work is the same standard, the way we plan it is not.
Around your residents
These are occupied buildings. We plan the visit to keep noise, interruptions and time inside dwellings to a minimum.
Access across many dwellings
We plan access floor by floor with whoever manages the building, and we provide template notification letters for residents so nobody is surprised.
Flow and valve testing
Sprinkler flow testing and valve testing are done through the test valve, methodically and quietly, without draining the building's patience.
The alarm interface
Where the flow switch signals to the fire alarm panel, we test that link properly, isolated first and reinstated before we leave.
Reporting for the block
The certificate and report are written for freeholders, managing agents and leaseholder packs, so they drop straight into the building's fire safety file.
Visits that fit the building
Planned dates and arrival windows that respect concierge cover, parking realities and how the building actually runs day to day.
How we do it
The service, framed for a block.
The full eight-step process is the same one we run everywhere. Here is how it starts in a high-rise or a purpose-built block.
Plan with the managing agent
We agree timing, access and resident notices with the agent or freeholder before anyone arrives on site.
Service and test
Heads, pipework, valves, water supply, flow switches and the alarm interface, all checked and tested thoroughly.
Report and certify
You get the certificate confirming the service, with a written report for the building's fire file within 24 hours of completing the service.
Selected projects
Insert case study here.
Sample, to show the shape: a short story of one block. The building and its system, what the service found, how access was planned around residents, and what the agent was left with. Two or three plain sentences.
- Type
- [ Type ]
- Location
- [ Location ]
- Outcome
- [ Outcome ]
Common questions
What owners and agents ask us.
Who is responsible for sprinkler servicing in a block of flats?
The responsible person under the Regulatory Reform (Fire Safety) Order 2005. In a block of flats that is usually the freeholder or the managing agent acting for them, not the individual leaseholders. If that is you, keeping the communal sprinkler system serviced and certificated is part of that duty.
Do residents need to be notified before a sprinkler service?
Yes, wherever we need to enter dwellings. We agree the access plan with you first, and we can provide a template notification letter for residents so the visit is expected rather than a surprise at the door.
How often do apartment sprinkler systems need servicing?
At least annually, to BS 9251 or BS EN 12845, whichever standard the system was designed and installed under. Both also expect routine checks between annual services, which on-site staff can often carry out once shown what to look for.
Can you service the system without a full evacuation?
Yes. Nobody needs to leave the building. The alarm link is isolated while we work, the interface is tested with the panel, and everything is reinstated and confirmed before we leave site.
Get in touch
Get a quote for your block.
Tell us about the building and the system. We come back within 24 hours with a quote and the first available date, planned around your residents.