Smoke Control System Procurement in Commercial Buildings

Smoke control systems are commonly required in buildings where smoke accumulation could compromise escape routes or firefighting access.

Typical building environments include:

• high-rise residential buildings
• commercial office towers
• shopping centres and retail complexes
• large residential developments
• transport hubs
• multi-storey car parks

Buildings containing large atriums, deep floorplates or complex circulation layouts often require engineered smoke control strategies to manage smoke movement during fire events.

System requirements are normally defined within the building's fire strategy and may also be influenced by findings from Fire Risk Assessments in Commercial Buildings.

Natural Smoke Ventilation

Natural smoke ventilation systems allow smoke to escape through automatically opening vents positioned in roofs, façades or smoke shafts.

Typical components include:

• automatic opening vents (AOVs)
• roof smoke vents
• smoke shafts
• façade vents

Natural ventilation is frequently used in residential corridors and stair cores where smoke needs to be vented quickly.

Mechanical Smoke Extraction

Mechanical smoke control systems use powered fans and ductwork to extract smoke from buildings.

These systems are typically required in environments such as:

• large atriums
• basement car parks
• deep-plan commercial buildings

Mechanical extraction provides greater control over airflow and can manage larger smoke volumes than natural systems.

Stairwell Pressurisation

Pressurisation systems maintain positive pressure inside escape routes to prevent smoke from entering stairwells during evacuation.

They are commonly installed in:

• high-rise residential buildings
• tall commercial towers
• buildings with extended evacuation routes

Smoke control systems must comply with several regulatory and technical frameworks.

Key standards typically include:

• Building Regulations Approved Document B
• BS 9999 – Fire safety in the design, management and use of buildings
• BS EN 12101 – Smoke and heat control systems

BS EN 12101 also defines performance standards for individual components such as:

• smoke extraction fans
• smoke dampers
• control systems
• automatic vents

Because smoke control systems must interact with fire detection systems, their operation is often triggered by the building's fire alarm system.

In complex buildings, smoke control design is often supported by fire engineering analysis and smoke modelling.

Fire engineers may use computational fluid dynamics (CFD) modelling to predict how smoke will behave within a building during fire scenarios.

This modelling helps determine:

• required extraction rates
• vent positioning
• airflow patterns
• system activation strategies

When procuring smoke control systems, providing access to fire engineering documentation helps contractors understand system performance requirements and produce more accurate proposals.

Smoke control systems are typically procured during:

• new construction projects
• major refurbishments
• fire safety remediation programmes

New Developments

Smoke control systems are often installed during new building construction alongside other mechanical and fire safety infrastructure.

Remediation Projects

Existing buildings may require smoke control upgrades where systems no longer meet modern fire safety requirements.

System Upgrades and Maintenance

Older systems may also require refurbishment, control system replacement or fan upgrades.

Well-structured procurement documents clearly define the scope of works required from smoke control contractors.

A typical smoke control tender may include:

• automatic opening vent installations
• smoke shaft construction
• mechanical extraction fans
• control panels and interface equipment
• ductwork installation
• system commissioning and performance testing

Providing detailed scope documentation helps ensure contractors price comparable solutions.

Fire Strategy Documentation

The building fire strategy should clearly define the role of smoke control systems within the overall fire safety approach.

System Design Requirements

Procurement documentation should define:

• system type
• performance requirements
• equipment specifications
• vent locations

Integration Requirements

Smoke control systems must integrate with fire alarm systems and building management controls.

Commissioning and Testing

Smoke control systems require rigorous commissioning to verify system performance during fire events.

Incomplete Fire Strategy Information

Without fire engineering documentation, contractors may struggle to determine system performance requirements.

Unclear System Integration

Poorly defined interfaces between fire alarms, ventilation systems and building management systems can create installation risks.

Informal Procurement Processes

Email-based quotation exercises often produce inconsistent contractor submissions.

Smoke control systems involve complex engineering and must integrate with several building systems. Structured procurement helps organisations:

• define system requirements clearly
• compare contractor proposals consistently
• reduce design ambiguity
• ensure compliance documentation is delivered

For contractors responding to these projects, understanding how submissions are evaluated is equally important. A useful overview is provided in How Fire Contractors Can Win More Commercial Tenders.

Smoke control systems are essential components of modern fire safety strategies, particularly in large or complex commercial buildings.

Clear procurement documentation allows building owners and project teams to compare contractor proposals effectively while ensuring systems meet the requirements defined within the fire strategy.

Structured procurement ultimately helps deliver reliable smoke control systems that support safe evacuation and effective firefighting operations.

What standards govern smoke control systems in the UK?

Smoke control systems are typically designed in accordance with BS EN 12101, along with Building Regulations Approved Document B and BS 9999.

Are smoke control systems required in all buildings?

No. Requirements depend on building height, layout and fire strategy.

Who designs smoke control systems?

Fire engineers and mechanical consultants typically develop smoke control system designs.

Do smoke control systems integrate with fire alarms?

Yes. Most smoke control systems activate automatically when fire detection systems trigger an alarm.

Can smoke control systems be installed in existing buildings?

Yes. Many buildings install upgraded smoke control systems during refurbishments or fire safety remediation works.

If you are planning a smoke control installation or upgrade, structured procurement helps ensure system requirements are clearly defined and contractor proposals can be evaluated consistently.