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Residential & Domestic Fire Sprinklers - RAD Fire Spinklers Ltd.


BS9251-2014, BS9999 and BS9991 Fire Sprinkler Regulations

BS 9251-2014 compliant residential fire sprinkler systems offered a very efficient compensation feature to satisfy building control fire safety regulations up to the 30th June when it was replaced by BS 9251-2021. These systems are a relatively new development, so much so that the Building Regulations Approved Document B did not make any mention of them in the 2000 edition.

The subsequent revision of Building Regulations Approved Document B (which addresses fire safety) in 2009 gave active fire systems, such as fire sprinkler systems, more weight than the passive systems previously preferred. Architects discovered that incorporating a residential fire sprinkler system into their projects could give them significant design freedom and cost savings.

However, Approved Document B is a prescriptive, rigid document that lacks flexibility. In simple cases, it was recommended that residential sprinklers could solve some fundamental difficulties, but they were very difficult to employ in more complicated ones, and ADB relaxations were usually at the building control officer’s discretion (BCO).




Introduction of BS9999:2008 –

Code of Practice For Fire Safety in the Design, Management and Use of Buildings 

To address the issue of ADB’s inflexibility, BS9999:2008 was developed. This was accomplished by providing a more flexible approach that made use of fire engineering concepts to allow compromises or relaxations to build design if sprinkler systems were installed following BS EN 12845 and BS 9251. This guideline did not apply to individual homes and was mainly focused on larger complexes.




Introduction of BS9991:2011 –

Fire Safety in the Design, Management and Use of Residential Buildings

By focusing more on specific residential buildings and outlining trade-offs that can be made if fire sprinklers are installed as part of the project, BS9991:2011 was designed to complement BS9999:2008.

This standard permits the relaxation of standards for levels of fire resistance means of escape and fire alarm standards. 

Relaxation of fire access requirements.




The New British Standard BS 9251:2021

This came into effect on the 30th of June 2021 and introduced various changes to the existing standard which mainly affect buildings over 18m.

The key changes from the BS9251:2015 version of the standard include the following:

  • There is now an additional category 4 introduced for residential buildings that have a topmost occupied floor level of 18m or above
  • Common areas of flats above 18m in height require sprinkler coverage
  • Non-residential areas like bin stores and plant rooms within some blocks of flats require coverage to BS EN 12845 commercial system
  • Apart from Category 1 systems, all in-line valves need to be monitored.
  • The sprinkler water supplies for categories over CAT1 have been enhanced and there is particular emphasis on enhanced power supplies for storage systems.
  • The coverage for some areas within a property that was exempt from coverage like bathrooms with an area less than 5m² is now dependent of the materials used within the area

Numerous household fire sprinkler systems can be connected to the town’s mains water supply. These systems cost about the same as fitted carpets when they are installed during the construction phase. These systems are made to last more than 50 years, in contrast to fitted carpets.

Now that’s a lot of carpets!

By including Fire Sprinklers in a new project the developer can:

  1. Enhance the project design with more open space.
  2. Increase the design density of the overall development.
  3. Reduce building costs due to a reduction in passive fire protection systems.
  4. Increase revenue due to a greater number of units produced.
  5. Offer a unique selling point to the customer.

Email or call 01892 680090.

Mist system was a great solution for our renovation needs and them team at RAD have been great. Always communicated clearly and been on hand to discuss over the phone as needed. Would highly recommend!
09:32 17 Jul 22
I have used RAD for a couple of projects and found them to be good to deal with. They did a pair of 3 storey open plan houses and seven three and four story town houses. The sprinklers were to improve fire safety, allow more flexible space and comply with building regulations. The sprinklers were far more cost effective than the mist type systems and look very discrete when installed.
Paul Jeary
15:50 11 Jul 22
It has been a pleasure to deal with RAD for installation of fire sprinklers at our site is Sevenoaks. They were fast, professional, working to time and quote, which made it easy to work with them.
Katrina Horobin
12:03 29 Jun 22
My requirement was a bit unusual for RAD in that I wanted a mist system in one room of a rented house. I had no drawings or technical back up. RAD were very helpful and repositioned the unit after the initial installation. Luckily with the help of Sonny, the engineer it all worked out very well.
Simon Gurney
16:16 12 May 22
I have used RAD for the last 10 years for all of my housing developments in need of a sprinkler system. Easy process from start to finish and no issues or problems throughout. Always someone at hand to answer a querie and we have a great working relationship with the team at RAD. Would highly recommend.
15:33 12 May 22
Diligent & a very professional team. A joy to deal with. Will certainly be calling on them to help with many more future schemes.
Jason Tema
22:17 08 Jul 19
Great team, fitting sprinklers, saving lives & property... What more could you wish for!!!
Colin P
17:53 01 Jul 17
Excellent company & great service... This company rocks! They sprinkle fires & save lives!!!
Music N Videoz
07:15 16 Dec 16
As somebody who feels that it should be a necessity for all properties to have fire sprinkler systems, I am a big fan of this company. I have used them numerous times to service my home system and they are very knowledgeable. I would highly recommend their service.
Kate Fraser
09:25 30 Mar 15
One look at Rad Fire Sprinkler's website will tell you that these guys know exactly what they are talking about when it comes to Fire Sprinklers and the legislation surrounding fire safety. A very trustworthy company.
Adam Hudson
16:45 15 Nov 13

Our Services Cover London and the South East

RAD Fire Sprinklers Map


RAD Fire Sprinklers Ltd.
58A St John’s Road
Tunbridge Wells, TN4 9NY

Mon – Fri: 8AM – 5PM

Tel: 01892 680 090

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