BS 9990:2015 Explained — The Standard Behind Dry Riser Testing

If you own or manage a building with a dry riser, you'll have heard BS 9990:2015 mentioned in test reports and insurance documents. But what does it actually say — and what does it mean for you?

What is BS 9990:2015?

BS 9990:2015 is the British Standard that sets out the design, installation, commissioning, and maintenance requirements for non-automatic fire-fighting water supply systems. In plain English, that means dry risers (and wet risers, though those are less common).

It was published by the British Standards Institution (BSI) in 2015, replacing the previous edition from 2006. The standard is not a piece of legislation in itself — but it's referenced by the Regulatory Reform (Fire Safety) Order 2005, and compliance with it is the accepted way of demonstrating that a responsible person has met their legal duty to maintain fire-fighting systems.

Who is affected?

The standard applies to anyone responsible for a building that contains a dry or wet riser — typically:

• Building owners and freeholders
• Managing agents and facilities managers
• Leaseholders with maintenance obligations under their lease
• Local authorities and housing associations

Under the Fire Safety Order, this person is called the "responsible person." They carry personal liability if the systems are not maintained properly.

What does BS 9990 require?

The standard covers the full lifecycle of a dry riser system. For maintenance — which is most relevant to existing building owners — it sets out:

Annual pressure test

Every 12 months, the system must be subjected to a full pressure test. This involves connecting a pumping appliance to the inlet breeching and pressurising the system to 12 bar (or the system design pressure, whichever is appropriate) for a set period. All valves, outlets, and pipework are checked for leaks and correct operation.

Six-monthly visual inspection

Intermediate inspections are required every six months between annual pressure tests. These involve a visual check of all accessible components: inlet breeching, outlet boxes, cabinets, signage, and any visible pipework. No pressurisation is carried out.

Record keeping

The standard requires a logbook to be maintained on site recording all tests, inspections, and any defects found and remedied. Certificates of test must be issued after each annual test.

Remedial works

Where defects are found, they must be rectified and the system re-tested before it can be certified. The standard distinguishes between minor defects (low urgency) and critical defects (the system should be taken out of service until repaired).

What happens after the test?

Following a successful annual pressure test, a certificate is issued confirming the system is compliant. This certificate should be retained as evidence of maintenance — insurers, fire authorities, and future buyers of the property may all ask to see it.

If the test reveals defects, a defect report is issued instead. Some defects may allow the system to remain in service with a short-term advisory, while others require immediate action.

Does the standard apply to the fire service?

No — BS 9990 covers the building owner's obligations to maintain the installed system. The fire service's operational procedures for using dry risers are governed separately. However, the standard is designed to ensure the system will work correctly when the fire service connects to it in an emergency.

Can I use any engineer for testing?

The standard doesn't name a specific accreditation scheme, but competence is a requirement. In practice, insurers and fire authorities expect testing to be carried out by engineers with relevant training and experience. Look for companies registered with BAFE (British Approvals for Fire Equipment) or equivalent industry bodies.