Independent AOV surveys & BS 7346-8 sign-off

Inheriting a building, commissioning a new development, or unsure whether your existing smoke ventilation system actually does what the drawings claim? Our IFC SDI 19 certified engineers carry out a full independent survey, functional test and written sign-off — clarity in one report.

The survey process

Survey, test, sign-off — your AOV compliance baseline

A structured 3-stage protocol benchmarked against BS 7346-8. Comparable, audit-ready and defensible — every device physically tested, every result documented.

What we do

Independent AOV surveys, BS 7346-8 sign-off

Most building owners don’t think about their smoke ventilation system — until something forces them to. A new fire risk assessment flags it. A managing agent inherits a portfolio. A developer can’t get sign-off. An insurer asks for the most recent inspection record and nobody can find one.

An independent AOV survey answers a simple question: does this smoke ventilation system actually work, and does it comply with BS 7346-8? Our IFC SDI 19 certified engineers carry out a full functional test on every device, review the commissioning paperwork, document the system as-installed, and produce a written report with a pass/fail per checklist item — and either a clean sign-off, or a clear list of remedial actions priced for completion.

Three reasons clients book a survey

What's included in a BLEC survey

Every survey follows the same structured protocol so reports are comparable site-to-site and audit-ready. There’s no template-tick-box approach — engineers physically operate every device and record the outcome.

What you get at the end

Every survey produces three deliverables: a condition report (what we found, with photos), a compliance verdict (signed off, or list of issues), and a fixed-price remedial quote if anything needs putting right.

All three drop straight into your building file, FRA evidence pack, or due diligence pack — no rework, no chasing for clarification, no expensive surprises six months down the line.

Why BLEC for sign-off

The certifications and process that actually count

An AOV sign-off is only useful if the body issuing it is competent and independent. Here’s why our reports stand up to scrutiny.

IFC SDI 19 certified

One of the few IFC SDI 19 certified smoke ventilation contractors in the South West peninsula — independently audited competence.

BS 7346-8 compliant protocol

Every survey follows the same structured protocol benchmarked against BS 7346-8. Comparable, audit-ready, defensible reports every time.

Every device physically tested

Engineers operate every actuator, every detector, every call point. We don't sample — we test the whole system and log per-device results.

Photo-evidenced reports

Every fault, every pass, every certificate found. Photos timestamped and located so the report stands as evidence in any audit.

Independent — not the installer

We didn't install the system, so the sign-off is genuinely third-party. No conflict of interest, no incentive to gloss over issues.

5-working-day turnaround

Survey on site, report on your desk within 5 working days. Fixed-price remedial quote alongside if rectification is needed.

Related AOV services

A survey often leads to follow-on work. We deliver every AOV service in-house — same team, same paper trail.

AOV Servicing

Scheduled servicing to keep your AOV system fully compliant and operational. Annual contracts available.

AOV Maintenance

Reactive and planned maintenance for AOV systems — fault diagnosis, repairs, and full system overhauls.

AOV Installations

Full-design installs for new builds and retrofits. If your survey flags a system beyond repair, this is where we go next.

Client Feedback

Trusted by the UK's leading block managers.

Real reviews from the property managers, estate agents and freeholders we serve nationwide.

Common Questions

AOV survey questions, answered.

The questions we get asked most when developers, managing agents and housing teams are scoping a survey. If yours isn’t here, just call.

Still have questions?

Our team responds to enquiries within one working hour during business hours.

Call us · 01752 659415 →

What's the difference between a survey and a regular service?

A regular BS 7346-8 service is a scheduled maintenance visit — keeping a known-compliant system in working order. A survey & sign-off is a comprehensive baseline assessment, typically used when there’s no service history, when ownership changes, or when an independent third-party verdict is required. Surveys go deeper: full documentation audit, geometric calculation verification, and a formal compliance sign-off you can present to insurers and fire risk assessors.

Do you sign off systems that BLEC didn't install?

Yes — most of our surveys are on systems installed by someone else. We sign off any major-manufacturer AOV system — SE Controls, Velux, Window Master, Dyer, Easivent, Ventec, SCS and others — provided it actually meets BS 7346-8. If the system is fundamentally non-compliant by design, we’ll say so in the report rather than sign it off.

How long does an AOV survey take?

For a typical residential block — say 6 to 12 storeys with a single stairwell AOV — most surveys complete in one full day on site. Larger developments with multiple stairwells, corridor AOVs and basement smoke extract systems can run to two days. We always scope and quote before any visit, so you know exactly what you’re booking.

What happens if the system fails the survey?

You get a full breakdown of the issues in the report — categorised by severity, with photos and a recommended remedy for each — plus a fixed-price quote for putting the system right. You’re under no obligation to use BLEC for the remedial works, though most clients do because we already know the system inside out and the same paper trail carries through to completion sign-off.

Will the survey disrupt residents or building operations?

Minimal disruption. We work in occupied buildings every day. Functional tests do briefly activate alarms in the stairwells we’re working on — we coordinate with your fire alarm monitoring company in advance and issue resident notices where appropriate. Common-area access is needed; individual flats normally aren’t entered unless the AOV system serves them directly.

Is the survey report enough for our fire risk assessor / insurer?

Yes — that’s exactly what it’s designed for. The report is BS 7346-8 referenced, photo-evidenced and issued under our IFC SDI 19 certification. It’s the document your FRA assessor wants to see referenced, your insurer wants on file, and your building safety case needs as evidence of the AOV’s compliant status. If a third party wants to verify our credentials, IFC SDI 19 is publicly registered and BAFE / IFC details are listed on our accreditations page.