If you own a flat in a block, there is a good chance your building has smoke vents you have never really noticed. They sit at the top of stairwells or along corridors, usually closed and easy to ignore.
These automatic opening vents, often called AOVs, play a big part in keeping escape routes usable during a fire. Leaseholders usually help pay for them through the service charge, so it is worth knowing what they do and what good maintenance looks like.
What an AOV System Actually Does
An AOV system is designed to let smoke escape from common areas so people can get out and firefighters can get in. When a smoke detector picks up a fire, or someone triggers the system manually, the vents open automatically.
Some buildings use simple vents at the head of a stairwell. Others have more complex setups with a smoke shaft, fans and a control panel managing several floors. Either way, the aim is the same: keep stairs and corridors clear of smoke for as long as possible.
Who Is Responsible for Maintaining Them
Under the Regulatory Reform (Fire Safety) Order 2005, the common parts of a residential block have a responsible person. In most cases this is the freeholder, the management company or a right to manage company, often acting through a managing agent.
That responsible person must keep fire safety systems, including smoke ventilation, in good working order. Leaseholders do not usually arrange the work themselves, but the cost normally comes through the service charge, so you have a fair interest in how it is handled. When you sell, buyers’ solicitors increasingly ask about fire safety in the block, so good records help there too.
How Often Smoke Vents Should Be Checked
Smoke ventilation is usually tested on a regular cycle, often monthly, with a fuller service by a competent engineer at least once a year. The exact schedule depends on the system and the building’s fire risk assessment.
A routine check typically confirms that the vents open fully when triggered, that the control panel shows no faults and that the backup power supply works. Results should be recorded in a log book held by the managing agent.
Where the vents are linked to the building’s fire alarm system, the two are often tested together. That confirms they work as one and keeps disruption for residents to a minimum.
Signs Something May Be Wrong
You do not need to be an expert to notice problems. Residents are often the first to spot issues, simply because they use the stairs and corridors every day. As a leaseholder or resident, look out for:
- A fault light or warning sound on the control panel
- Vents that are stuck open, especially in bad weather
- Vents that have been taped, wedged or painted shut
- Damage to the motors, called actuators, or to the vent frames
- No sign of testing in the log book for several months
If you notice any of these, report it to the managing agent in writing. A vent that cannot open is a fire safety issue, not a cosmetic one.
When a Test Fails
Systems do fail from time to time, often because of worn actuators, faulty detectors or problems with the control system. A failed test should be logged, assessed by a competent engineer and repaired before the system is signed off again. In the meantime, the fire risk assessment may call for temporary measures, such as extra checks of the common parts.
For managing agents and resident directors, it helps to have a clear process. This guide on what to do after a failed AOV test. It explains the steps between finding a fault and getting the system back in service.
Questions Worth Asking Your Managing Agent
Leaseholders are entitled to ask how their service charge is spent. Useful questions include:
- When was the AOV system last tested and serviced?
- Are there any outstanding faults or recommended repairs?
- Who carries out the maintenance and are they specialists in smoke ventilation?
Clear answers to these questions are a good sign. Vague replies, or no records at all, suggest it is worth pushing for more detail.
Final Thoughts
Smoke vents are easy to forget because, on a normal day, they do nothing at all. Their value only shows when there is a fire, and by then it is too late to find out they were not maintained.
As a leaseholder, you do not need to manage the system yourself. Knowing what it does, how often it should be checked and what questions to ask is enough to make sure your building’s fire safety systems are being looked after properly.
