The blueprint for safer living, with BSI

Anne Hayes, Director of Sectors and Standards Development at BSI, discusses the key updates in BS 9991:2024 and their impact on residential fire safety 

The British Standards Institution (BSI) has unveiled the much-anticipated BS 9991:2024, an updated voluntary code of good practice for fire safety in the design, management and use of residential buildings. This revision, which supersedes the 2015 edition, introduces comprehensive guidance that reflects the latest industry evidence and addresses evolving safety requirements.  

Developed through extensive consultation with over 1,800 stakeholder comments, this updated standard aims to enhance fire safety, improve trust and align with regulations across the UK. This discussion will explore how BS 9991:2024 supports improved fire safety outcomes for occupants, property and regulatory bodies alike. 

To learn more about the revised standard, its updates and its implications, we speak to I’m Anne Hayes, Director of Sectors and Standards Development at BSI, the UK’s national standards body. 

What is the British Standards Institution and what is its role in the development of standards like BS 9991? 

BSI is responsible for developing and publishing standards that help organisations ensure quality, safety and efficiency across a wide range of industries and sectors including construction, engineering, healthcare and fire safety. 

BSI brings together industry experts, stakeholders and professionals to develop comprehensive standards. For the updated code of practice for fire safety in the design, management and use of residential buildings (BS 9991), this involved a wide range of experts, including fire safety experts and officers, engineers, architects and designers and representatives from regulatory and enforcement bodies.

BSI leads this process to ensure that the standard is technically robust, aligned with legal requirements and applicable to the real-world needs of the industry. The end result is a consensus led document setting out agreed good practice. 

What is BS 9991 and why is it an important standard for fire safety in residential buildings? 

Fire safety in the design, management and use of residential buildings – Code of practice (BS 9991) offers detailed guidance on how to achieve fire safety in residential buildings. First published in 2011, it’s become a primary reference for implementing fire protection measures, protecting lives and minimising property damage during a fire. 

The standard provides recommendations and guidance on the provision of measures to control or mitigate the effects of fire. The standard has also been designed to provide a level of protection for property and businesses, that is typically not coved in our national building regulations, against the impact of a fire in close proximity, either in residential buildings or those within the same building or building complex. 

Why was it necessary to revise BS 9991 now and how does this fit into the broader process of updating British Standards? 

The updated guidance was published by BSI in November 2024. These revisions were underway ahead of the Grenfell Tower Inquiry Phase 2 Final Report publication in September 2024 as part of the normal process of updating and revising standards.

While the Report did not make any specific recommendations for changes to BS 9991, the tragedy has of course brought the issue of building safety into focus and re-emphasised the importance of comprehensive and up-to-date building safety and standards.  

We will consider HMG’s official response to the recommendations made in the Final report for any impact on BS 9991 Our thoughts continue to be with the victims, their families and all those affected by what happened. 

What are the most important changes introduced in the 2024 version of BS 9991? 

The 2024 update brings some major changes, reflecting the growing complexity of modern buildings and the evolving understanding of fire behaviour, materials and systems. Key updates include: 

Expanded scope: Residential care homes are now included, addressing their unique fire safety challenges and evacuation needs. 

Timber exclusions removed: The standard now reflects new evidence on the use of mass timber in medium- and high-rise buildings, removing earlier exclusions on timber for certain structural elements. 

Updated guidance for sprinklers and single-stair buildings: The revision includes a new height limit for single-stair buildings and updates to sprinkler installation guidelines and the removal of water mist. 

European fire door classifications: National fire door classifications have been replaced with European standards, ensuring better consistency and reliability. 

Improved smoke control and evacuation lifts: Enhanced guidance for smoke control systems and evacuation lifts, making tall buildings safer during fire emergencies. 

Revised recommendations for ancillary areas and external walls: Updates to safety practices around kitchens, ancillary areas and external wall systems. 

Could you explain how stakeholder feedback shaped the final document?  

The development of this standard followed normal processes and procedures. However, the public consultation gave rise to an exceptionally high number of comments (1866 in total), all of which had to be individually considered and debated by a panel of over 30 technical experts. Some topics needed to be revisited over time to ensure that the recommendations remained in alignment with new legislation.  

An additional technical review was then undertaken, over and above the due diligence reviews required under BSI’s governance rules. This took extra time but was considered necessary in the light of the size and complexity of the standard. 
 

As part of the comment resolution process, a review was undertaken of the evidence supporting the use of fixed firefighting systems (including water mist) as mitigations for various scenarios. This review found that while there was an extensive body of evidence in support of the efficacy of sprinklers, the evidence for other suppression systems was limited.  

How does BS 9991 serve professionals working in different regions of the UK? 

England, Wales, Northern Ireland and Scotland all have their own Building Regulations, each of which are supported by a separate set of statutory guidance (Approved Document B, Technical Booklet E and Technical Handbook 2 respectively cover fire safety).

BS 9991 is drafted in such a way that it can be used in any of the four jurisdictions, thus simplifying matters for professionals because they can use the same standard regardless of where in the UK they are working. 

What challenges do you foresee in implementing the updated recommendations? 

British Standards are voluntary, consensus based, documents outlining good practice and therefore they aren’t typically applied retrospectively. Residential buildings do not need to be amended solely to meet the recommendations of BS 9991:2024, which has been developed primarily with new buildings in mind, including alterations, extensions and modifications for a material change of use. 

Regulatory Bodies, such as the Building Safety Regulator and the National Fire Chiefs Council (NFCC), which represents all Fire and Rescue Services in the UK, were actively involved in all stages of BS 9991:2024’s development.

They continue to be involved with the work of the BSI technical committee responsible for BS 9991:2024, FSH/14 Fire Precautions in Buildings and will, along with the other technical experts and the professional bodies they represent, work with BSI to ensure industry and society understand the vital role British Standards play and facilitate the sharing of technical knowledge and real-world experiences as the standard is used.  

What message would you like to share with the fire and safety sector about BS 9991:2024? 

The release of BS 9991:2024 marks a significant milestone in enhancing fire safety in residential buildings. As professionals in the fire and safety sector, it’s crucial that we fully understand and implement the latest best practice guidelines provided by this standard to ensure that our built environments are as safe as possible for residents.

The updated standard offers clear and comprehensive measures to address fire risks, focusing on both passive and active fire protection systems, alongside detailed provisions for escape routes and compartmentation. 

BS 9991:2024 reinforces the need for robust fire safety planning throughout a building’s life cycle—from design and construction to maintenance. By adhering to these updated guidelines, we can better ensure that residential buildings not only meet regulatory compliance but also reflect best practices in fire safety management, ultimately reducing risks and saving lives.  

This article was originally published in the March 2025 issue of International Fire & Safety Journal – to read your FREE digital copy, click here.