AOV Maintenance in London: Why It’s Not Just a ‘Nice to Have’

What Is an AOV System and Why Is It Important?

AOV stands for Automatic Opening Vent. These systems are installed in buildings to extract smoke and heat during a fire, keeping escape routes clear and aiding fire brigade access.

They are most commonly found in:

• Residential apartment blocks (stairwells, corridors)

• Offices and commercial buildings

• Underground car parks

• Warehouses and factories

In London, where many buildings are densely occupied and vertically structured, a fully functioning AOV system is critical to life safety and regulatory compliance.

Legal Requirements for AOV Maintenance in London

AOV systems fall under the scope of the Regulatory Reform (Fire Safety) Order 2005, which makes it the duty of the responsible person to ensure that all fire safety systems are maintained in an efficient working order.

In addition, BS EN 12101 and BS 7346-8 set out the specific performance and testing standards for AOVs.

Failure to maintain an AOV system can lead to:

• Non-compliance notices

• Voided insurance policies

• Increased fire spread risk

• Criminal liability in the event of injury or fatality

How Often Should AOV Systems Be Maintained?

There are two main levels of maintenance:

• Weekly visual checks by building management: ensure no obstructions, visible damage, or system faults

• Six-monthly servicing by a qualified engineer: full functional testing, cleaning, and safety verification

Some systems — especially those integrated with fire alarm systems or building management systems (BMS) — may require more frequent testing, depending on complexity.

AOV Maintenance – What Should Be Checked?

Professional AOV servicing typically includes:

1. Activation TestSimulate fire signal to confirm vents open as intended.

2. Smoke Detector Interface CheckVerify communication between smoke detectors and the AOV control panel.

3. Control Panel InspectionTest backup batteries, visual indicators, and fault logging.

4. Vent Position and Response TimeEnsure vents open fully within the required timeframe.

5. Clean and Lubricate Moving PartsRemove dust, debris, and obstruction from actuators and louvre vents.

6. Reset and LogReturn system to standby and update maintenance records.

   
   

Common AOV Maintenance Issues in London Buildings

• Stuck or partially opening vents

• Power supply or battery backup failure

• Lack of response to test signal

• Control panel fault indicators ignored

• Accumulation of dust, insects, or paint over moving parts

• No maintenance logbook or inspection records

These issues not only jeopardise life safety but are often flagged during fire brigade audits and insurance inspections.

Who Should Carry Out AOV Maintenance?

Only qualified and competent engineers should perform AOV maintenance. Ideal contractors:

• Are familiar with major AOV brands (e.g., SE Controls, WindowMaster, Easivent)

• Understand BS EN 12101 and BS 7346-8 requirements

• Provide clear inspection reports with remedial actions listed

• Are responsive in case of fault or emergency call-out

Using non-specialist contractors risks damage to sensitive systems and non-compliance.

Final Thoughts on AOV Maintenance in London

AOV systems are not optional extras — they are essential fire safety measures designed to save lives.

In London, where high-rise living and complex building layouts are common, your AOV system must be tested and maintained on a routine basis by professionals.

Don't wait for a fire or an enforcement visit to find out your system isn't working. Prioritise your AOV maintenance — and keep your building safe, legal, and insurable.

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