This guide outlines the statutory and regulatory requirements for the use of fans in UK residential buildings, including high-rise and high-risk buildings (HRBs). It summarises the Building Regulations, British Standards, and sector-specific guidance to ensure safe, efficient, and compliant fan installations.
Building Regulations
|
Regulation |
Scope / Requirement |
Application |
|
Part F – Ventilation |
Minimum airflow rates, purge ventilation, and IAQ requirements |
All residential dwellings |
|
Part L – Conservation of Fuel and Power |
Fan efficiency, specific fan power (SFP) |
All new homes and refurbishments |
|
Part B – Fire Safety |
Smoke ventilation, escape routes, and lobby pressurisation |
Flats, apartments, high-rise |
|
Part O – Overheating |
Overheating mitigation through ventilation and shading |
New dwellings and some non-domestic |
British Standards
|
Standard |
Scope / What it Covers |
Application |
|
BS 9991:2021 |
Fire safety in residential buildings |
Smoke ventilation, fire strategies in flats and HRBs |
|
BS EN 12101-3 |
Smoke and heat control fans |
Fans for stair/lobby smoke control systems |
|
BS EN ISO 12759 |
Efficiency of fan motor systems |
Fans >125 W in dwellings |
|
BS EN ISO 5801 |
Performance testing of fans |
All fans |
|
BS EN 50291-1 |
Carbon monoxide alarms |
Domestic integration with ventilation systems |
|
BS EN 14604 |
Smoke alarms |
Dwellings – smoke detection and fan integration |
Sector-Specific Guidance
Residential and HRBs are covered by enhanced requirements under the Building Safety Act 2022. Developments over 18m or 7 storeys fall into the HRB category, requiring compliance with Gateway approvals and ongoing safety case reviews. Ventilation and smoke control systems using fans must be demonstrably compliant and documented as part of the fire and building strategy.
Health & Safety / Workplace Considerations
For residential projects with shared plant rooms or mixed-use components, workplace safety law may apply:
• PUWER 1998 – Safe use of powered fans
• HSE COSHH / LEV – If used for car park extraction or local exhaust systems, testing is required every 14 months
• Noise at Work Regulations – May apply in mixed-use or plant spaces
Certification & Labelling
• UKCA / CE marking – Required for all fans placed on the UK market.
• Ecodesign – Fans >125 W must meet MEPS efficiency levels.
• IP Ratings (BS EN 60529) – For outdoor or exposed fans.
Disclaimer
This short form compliance guide is provided for general informational purposes only. It is not a substitute for professional advice, statutory guidance, or legal obligations. Other standards do apply that the purchasers need to be aware of but this short form report outlines those that we consider to be the most important. Users are responsible for verifying compliance with the latest UK Building Regulations, British Standards, and statutory requirements relevant to their projects. Inbuild UK accepts no liability for errors, omissions, or reliance on this document without professional consultation.
