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Building Regulations Wales Sprinkler Systems

Building Regulations Wales Sprinkler Systems


Government of Wales Act 2006building regulations wales logo

The Welsh Assembly has been able to draw up its own legislation since the 2006 Government of Wales Act. Ann Jones AM – Assembly Member representing the Vale of Clwyd – introduced an ‘LCO’ or Legislative Competence Order. RAD Fire published a pre-emptory article in 2014 regarding this anticipated change. This made it compulsory for residential fire sprinkler systems in Wales to be installed in every new home. Ms Jones was the first individual Member of the Welsh Assembly to introduce such an order. Consequently, Building regulations Wales Sprinkler systems have become mandatory. However, some housebuilders have used a loophole in order to avoid the law.

Legislative Competence Order (LCO) for Building Regulations Wales Sprinkler Systems

Well received by the Fire Brigades Union and organisations representing senior fire officers throughout Wales, the LCO was first passed in 2011.

In April 2014, installation of automatic fire sprinkler systems was made compulsory in Wales for all converted and new-build residential properties.  It was a significant change to legislation and followed approval by the Welsh Assembly in October 2013 of the Domestic Fire Safety (Wales) Measure 2011.  The regulations were signed into law and a Commencement Order issued.

case studies domestic sprinkler systems

A row of residential properties in Wales with fire sprinklers fitted

Statistics showed a decrease in fire-related deaths in the home in the previous ten years. However, the Welsh Government believed more could be done to bring down the fatality and injury rate. The data showed an average of seventeen fatalities and five hundred and three injuries per annum. The legislation demonstrated a commitment to further reduce the figures.

From 30 April 2014, all bed and breakfast, student, some hostel, and all converted and new-build residential care home accommodation had to incorporate sprinkler systems into their designs before approval would be granted by Building Control authorities.  The legislation focussed on residential property (including houses and flats) and was applicable to both new-build and conversions. This meant that further legislation required all such properties to conform to building regulations Wales sprinkler systems from January 2016.

fire building preventionThe new measures were directed towards a reduction in deaths and injuries from fire. It also aimed to protect the sustainability of new-build properties in Wales and safety of first responders.

Building Research Establishment Analysis of Wales Sprinkler Systems

The findings of a report commissioned from the Building Research Establishment fuelled interest and debate when published in April 2012.  Analysis revealed that sprinkler systems were cost-effective for students’ university halls of residence and new-build care homes. Unfortunately the same could not be said of sprinkler systems installed in single-occupancy dwellings.

These findings were questioned by bodies supportive of the new Welsh Measure (including the Chief Fire Officers’ Association) These contrasted the lower figures used to establish the (statistical) value of a life in the United Kingdom, with those applied in other parts of the world.  In America, for instance, the figure was three times that used in the UK, whilst the Norwegian figure was twice as big.

Water Supplies 

The fire sprinkler industry suggested costs could be reduced when systems were:

  • fitted to BS9251 standards
  • designed to the right specification
  • with collaboration from the relevant water company, connected to the mains supply rather than relying on a tank and pump
Marketing marks the beginning of the new legislation for Wales Building regulations for sprinkler systems

Marketing marks the beginning of the new legislation for Wales Building regulations for sprinkler systems

Cooperation from water companies to facilitate mains supply was essential. Particularly relevant since the requirement for, and cost of a tank and pump, could be fairly substantial compared to a direct mains connection. This was an assumption related to the RIA (Regulatory Impact Assessment) calculations.

BAFSA (the British Automatic Fire Sprinkler Association) took the view that subject to sufficient flow and pressure in supplying pipework, almost ninety percent of single-occupancy, new-build homes could benefit from sprinkler systems installed in this way, bringing down the projected cost by about a third.

Collaboration between all parties was, and remains, crucial in the drive to deliver adequate water supplies. Essential for water regulation-compliant, cost-effective life safety sprinkler systems.

BAFSA has worked closely with water supply companies in Wales and across the United Kingdom, whose ongoing support is key to success.


The 2014 legislation reflected the will and determination of the Welsh Government to change the way developers and providers think about fire safety and design their properties.  The Assembly proved that where there’s a will there’s a way… it’s to be hoped that others join suit.

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

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