Designing Buildings, host partner to IHBC’s Conservation Wiki, reports on BS 9991 ‘2024 Fire safety in the design, management and use of residential buildings. Code of practice’ was published on 27 November 2024 to replace BS 9991:2015 ‘Fire safety in the design, management and use of residential buildings’.
Designing Buildings writes:
BS 9991:2024 is a widely used standard to give guidance on ensuring an adequate degree of life safety is achieved in the event of fire in residential buildings, also providing a level of protection for property and businesses in proximity to residential buildings. The standard is relevant to anyone concerned with the fire protection of buildings, such as:
- building designers;
- fire risk assessors;
- fire safety engineers;
- builders;
- fire and rescue services; and
- regulators (building control & fire officers).
It gives recommendations and guidance on the design, management and use of the following building types, to achieve reasonable standards of fire safety for all people in and around buildings such as;
- dwellings (single-family houses, self-contained flats or maisonettes);
- blocks of flats;
- residential accommodation blocks (e.g. for students or hospital staff), with
- individual bedrooms and the provision of kitchen/sanitary facilities;
- specialized housing; and
- care homes.
CLC Advisory Note on BS9991:2024
On 14 March 2025, CLC received a letter from Philip White, Director of Building Safety, outlining the approach of the Building Safety Regulator (BSR) to BS9991:2024 in its role as a building control authority for higher-risk buildings (HRBs) in England. Following this letter, the CLC published an advisory note on 17 March 2025 providing guidance for preparing and assessing Building Control Approval Applications (BCAA) for Higher-Risk Buildings (HRBs) in light of the updated BS 9991:2024 fire safety code. It highlighted key considerations for building control applicants and regulatory bodies, including multi-disciplinary teams (MDTs) working with the Building Safety Regulator (BSR).
The 2024 update to BS 9991 raised some questions on compliance with building regulations, particularly for projects designed using the older standard. The note clarifies that while statutory guidance (e.g., Approved Documents) has legal backing, British Standards like BS 9991 are voluntary but widely used for fire safety compliance. Applicants must demonstrate which design codes they follow and justify their choices. While adherence to BS 9991:2024 is encouraged, and while projects based on the 2015 version are not required to be redesigned, they must confirm compliance with Part B of the Building Regulations. The advisory note and letter highlight that from September 30, 2026, all new applications adopting BS 9991 must use the 2024 version.
For further details and to review the original letter from HSE and the CLC advisory note, see: HSE letter on Publication of BS 9991:2024 Fire safety in the design, management and use of residential buildings. Code of practice (14 March 2025) and BS9991:2024 CLC Advisory Note (17 March 2025).
Changes from 2015 to 2024
Fixed firefighting systems: in view of the lack of evidence in support of the efficacy of other systems at the time of publishing, the updated standard refers solely to sprinkler systems.
No longer any explicit exclusions on timber.
Scope of the standard was limited in terms of reaction-to-fire classifications of load-bearing elements of structure, updated to better reflect available evidence on the use of mass timber in medium and high residential buildings, applying to all materials, not just timber. The link between reaction-to-fire classification and number of stairs is also removed.
Limit on building height capped at 100m in the scope, based on the general principles given in the SFPE guide on very tall buildings. Additional considerations for buildings over 50m are detailed in the text where appropriate; and
Residential care is now included in the scope.
Reasons for using BS 9991
On its publication BSi described the reasons for using BS 9991 as being:
‘Comprehensive guidance: BS 9991 offers detailed recommendations on fire safety tailored specifically to residential buildings, addressing various building types and fire safety scenarios. This comprehensive guidance ensures that fire protection measures are appropriate and effective for residential environments. Protection of all occupants: The standard ensures that fire safety measures are designed to protect everyone in and around residential buildings, including vulnerable groups such as children, the elderly, and individuals with disabilities. It helps ensure equitable protection across the board.Protection of firefighters, property and the environment: In addition to occupant safety, the standard includes provisions for assisting fire and rescue services and providing environmental protection. Clear design and management principles: BS 9991 provides clear principles for the design and ongoing management of residential buildings, making it easier for professionals to implement fire safety systems that meet national expectations and adapt to the building’s unique needs.’
Incorporation of latest best practices: The 2024 standard reflects the latest legislation as well as emerging trends in fire protection, ensuring that professionals are using the most up-to-date methods and technologies in fire safety planning.
‘Focus on residential-specific challenges: Residential buildings present unique fire safety challenges (e.g. the presence of sleeping occupants, and high-rise configurations). BS 9991 addresses these specific challenges in its guidance, ensuring a more effective fire safety approach for such environments. Mitigation of fire risks: By following the standard, professionals can design buildings that proactively mitigate fire risks, from construction materials to building layouts, ensuring that potential fire hazards are addressed early in the design phase. Consistency in fire safety approaches: BS 9991 helps standardise fire safety practices across different residential projects, ensuring consistent application of safety principles and reducing variability that could lead to higher fire risks.’
‘Support for innovation in design: The standard encourages innovative approaches to fire safety in modern residential architecture, such as in high-density urban living or sustainable building design, while maintaining safety as a priority.’…
BS 9991 is complemented by BS 9999:2017 – TC Fire safety in the design, management and use of buildings. Code of practice (for buildings that are not residential) which replaced BS 9999:2008 and was published: on 31 Jan 2017 and is current as of 2024. BS 9999 provides recommendations and guidance on the provision of measures to control or mitigate the effects of fire. The primary objective of BS 9999 is to ensure that an adequate standard of life safety can be achieved in the event of fire in the building. A secondary objective is to provide a level of protection for property and businesses against the impact of fire, e.g. in close proximity to residential buildings or as part of the same building or building complex. These measures will help facilitate safety in your surroundings.
To download the executive briefing for BS 9991:2024 The national standard for fire safety in residential buildings has been revised and to be the first to receive updates and insights follow this link: https://pages.bsigroup.com/l/35972/2024-11-07/3t8c154
