our service
AOV Servicing & Repairs
AOV and smoke vent servicing to BS 7346-8: monthly checks, annual services, 24/7 repairs and electronic certificates from IFC SDI 19 certified engineers.
Monthly checks, full services and 24/7 repairs for AOVs and smoke control systems, tested together with the fire alarm so the whole sequence is proven, with faults reported, quoted and repaired by one team.
AOVs spend almost all their life closed and waiting. Actuators seize, chains stretch, windows stick, batteries lose capacity and detectors get dirty, and none of it shows until the system is needed. A vent that fails to open can leave a stair full of smoke; a vent stuck open lets in rain and cold and leaves the system in fault.
Fire Systems Ltd maintains AOVs and smoke control systems across thousands of homes for housing associations and local authorities in London and the South East, usually alongside the fire alarms and emergency lighting in the same buildings. Our engineers clean, lubricate and operate every vent, and test it from every trigger.
If your system needs replacing rather than repairing, see AOV installation and upgrades.
IFC SDI 19 Certified Maintenance
Fire Systems Ltd is certified under the IFC Certification SDI 19 scheme for the maintenance of smoke control systems (certificate IFCC 3453), and we are members of the Smoke Control Association. Our smoke control engineers work to BS 7346-8 and hold manufacturer training on the systems we maintain.
Our Technical Manager, Dax Patel, verifies each engineer's competence before they are authorised, and every qualification and expiry date is held in our Mango QMS, which stops anyone being allocated to work they are not certified for. Every visit is recorded in our Infor ERP system.
The Rules on AOV Maintenance
Regulatory Reform (Fire Safety) Order 2005. Article 17 requires the responsible person to keep smoke ventilation in efficient working order and good repair.
Fire Safety (England) Regulations 2022. Since 23 January 2023, residential buildings of 18m or seven storeys and above must have smoke control systems checked every month. Any fault that cannot be fixed within 24 hours must be reported to the local fire and rescue service.
BS 7346-8. Sets out how smoke control systems should be maintained by a competent person, including routine testing and a full annual service.
Building Safety Act 2022. In higher-risk buildings, smoke control maintenance records form part of the golden thread of building information.
What we check at every service
Logbook checked, and any faults or activations since the last visit reviewed
Control panel, indicators, mains failure and fault warnings tested
Smoke detectors tested with a telescopic smoke tester, confirming each one opens the correct vent
Firefighter override switches and manual controls operated, opening and closing every vent
Vents, windows and actuators checked for full, free movement, then cleaned and lubricated
Standby batteries and power supplies tested
Links to the fire alarm, door holders and any smoke shaft tested against the cause and effect
Why Some Buildings Need Monthly AOV Checks
Every AOV needs regular maintenance, but some buildings need a closer eye.
Higher-risk buildings of 18m and over: Monthly checks are a legal requirement, and faults that cannot be fixed within 24 hours have to be reported to the fire service.
Single-stair blocks: The stair is the only way out, so a vent that fails to open has nowhere else to send the smoke.
Sheltered and supported housing: Residents may wait in their flats for help, so corridors need to stay clear of smoke for longer.
Exposed rooftop vents: Wind-driven rain and weather wear actuators and seals faster.
Taking over a system with no reliable records? On the first visit we test every vent from every trigger, check the cause and effect and give you a clear, costed list of what needs doing.
AOV Maintenance to BS 7346-8
Most of our housing contracts include monthly AOV checks for ten months of the year and full services in the other two, or quarterly visits with a full annual service, built to each client's specification.
Repairs we carry out
Chain and linear actuator replacement, sized to the vent
Smoke vent control panel and battery replacement
Firefighter override switch replacement
Smoke detector and call point replacement
Window, hinge and seal adjustment so vents open fully and close weathertight
Cabling repairs, and fault-finding on open circuits and earth faults
Small faults are fixed on the day where the client has agreed a budget. Anything larger is reported with a quotation, and the service certificate lists any outstanding defect until it is cleared. Results are recorded in our Infor ERP system, with electronic certificates issued within 48 hours.
Fewer visits, faster repairs
Tested with the fire alarm. When different contractors maintain the alarm and the vents, each can pass their own system while the link between them has failed. We test the whole sequence.
Combined visits. AOV, fire alarm and emergency lighting visits are combined where we maintain all three, so residents see fewer contractors.
Van stock. Our engineers carry contract-specific van stock, and replacement actuators and parts are ordered through the same system that records the fault.
Smarter schedules. On one contract covering 1,500 homes we redesigned the maintenance schedule to cut the number of site visits without reducing coverage.
“Monthly AOV inspections across 1,500 homes, with every system cleaned, lubricated and operationally tested.”
Fire Systems Ltd has maintained AOVs, fire alarms and emergency lighting for a London housing association since April 2022.
In Practice: Maintaining AOVs Across Housing Portfolios
Since April 2022 we have maintained AOVs and smoke control systems, alongside fire alarms and emergency lighting, across 1,500 homes in mid-rise blocks for a London housing association.
Monthly visits. Our IFC SDI 19 certified engineers carry out monthly inspection visits, cleaning, lubricating and operationally testing every system and making manufacturer-specified adjustments.
A better schedule. We redesigned the maintenance schedule to reduce the number of site visits without reducing coverage.
Results. 100% of response times met and 96% compliance across all assets on the contract.
For another major housing provider we maintain AOV systems alongside fire alarms across around 3,500 homes, including higher-risk buildings where smoke control is checked every month.
AOV Servicing Questions We Are Often Asked
How often should AOVs be serviced?
BS 7346-8 calls for smoke control systems to be maintained by a competent person, with routine tests and a full annual service. Most housing providers specify monthly or quarterly visits. In residential buildings of 18m and over, smoke control systems must also be checked every month under the Fire Safety (England) Regulations 2022.
Our AOV is stuck open. What should we do?
Check whether the fire alarm or AOV panel is showing a fire or fault and, if there is no fire, try to reset the system. If the vent will not close, call our 24/7 line. A vent left open lets in rain and cold and leaves the system in fault.
What does a monthly AOV check involve?
A functional test of the system from a detector or manual control, confirming the vents open fully and close again, with the panel showing no faults. The result is recorded in the logbook.
Can you repair systems from different manufacturers?
Yes. We maintain and repair AOV systems from a range of manufacturers, and our engineers carry contract-specific van stock of common parts.
Who should maintain my AOVs, the fire alarm contractor or a specialist?
Ideally the same team, provided they hold smoke control certification. AOVs are triggered by detectors that are often part of the fire alarm, so testing both systems together proves the whole sequence works. Fire Systems Ltd is IFC SDI 19 certified for smoke control and BAFE SP203-1 certified for fire alarms.
