BS 9999: Code of practice for fire safety in the design, management and use of buildings

[edit] What is the British Standards Institution?

The British Standards Institution (BSI) is the UK National Standards Body (NSB). It publishes standards and provides a range of books, self-assessment tools, conferences and training services. It also represents UK economic and social interests in European and international standards organisations.

[edit] What is BS 9999?

BS 9999: Code of practice for fire safety in the design, management and use of buildings provides a best practice framework for fire safety. It complements BS 9991:2024 Fire safety in the design, management and use of residential buildings - code of practice, which replaced the 2015 edition.

It was first published in 2008, when it part-superseded BS 5588 Fire precautions in the design, construction and use of buildings, parts of which are still relevant to residential buildings. It also replaced DD 9999 Code of practice for fire safety in the design, construction and use of buildings.

The latest published edition is BS 9999:2017, although BSI is developing a further revision (provisionally referred to as BS 9999:202x); as of 2026 this remains at proposal stage and has not been finalised or published.

[edit] What is in BS 9999?

BS 9999 provides recommendations and guidance about the design, management and use of buildings to achieve acceptable levels of fire safety for people in and around buildings.

It details ways in which fire safety legislation can be complied with through a more flexible design approach. Approved Document B (Fire Safety) provides guidance about how the building regulations can be satisfied in common building situations, but these are not always applicable to more complex, larger buildings. BS 9999 takes a more holistic view of fire safety, allowing for compensatory measures to offset, for example, travel distances or escape door widths.

The standard provides a risk-based structure that takes into account varying human factors, and reflects the requirements of the Equality Act 2010 with regard to inclusive design principles (the earlier Disability Discrimination Act 1995 continues to apply in Northern Ireland).

New buildings, extensions, existing buildings and buildings at design stage can all be considered in relation to BS 9999. In addition, fire safety strategies can be kept robust and effective by the use of an assessment tool which outlines methods of testing items such as easy access to exits, safety of people in and around the building, and so on. The standard covers the maintaining of a fire detection system as well as guidance on the fire safety training of employees, organising efficient evacuation plans, and allocating leadership responsibilities.

In 2026, the Building Safety Regulator consulted on proposed amendments to Approved Document B in response to recommendations made in the Grenfell Tower Inquiry Phase 2 report; if adopted, these are expected to apply from September 2029. Designers should check for the latest guidance rather than relying solely on the text above.

[edit] Who is BS 9999 intended for?

BS 9999 is intended primarily for use by:

• Architects and other designers.
• Facilities and building managers, building control officers and the Building Safety Regulator (which has been the building control authority for higher-risk buildings since October 2023).
• Fire and rescue services, fire risk consultants and fire safety engineers.
• Installers of fire and smoke alarms, sprinklers, and smoke and heat control systems.
• Inspectorate for certification and installation schemes.

[edit] What changes were introduced by the 2017 version?

BS 9999 was revised in 2017 to align it with current good practice and new technology and to make it consistent with other fire safety standards, such as BS 9990 and BS 9991.

The main changes introduced to BS 9999 in 2017 were:

• An inclusion of a flowchart showing the sequential steps in the design process, to assist users in the application of the standard.
• Revised clause on fire safety management with references to PAS 7.
• Inclusion of watermist fire suppression systems.
• Expansion of the guidance on voice alarms.
• Expansion of fire growth rates table to provide more information.
• Updated recommendations for smoke and heat control; fire curtain barrier assemblies; mechanical ventilation and air-conditioning systems; shopping complexes; and ducting.

BSI is now developing a further revision of BS 9999. Proposals under consideration include updated terminology and references, and guidance on emerging risks such as electric vehicle charging, lithium-ion batteries and photovoltaic panel installations; these had not been agreed or published at the time of writing.

[edit] Related articles on Designing Buildings

• Approved documents.
• Approved Document B.
• BS 5839-1.
• BS 7974.
• BS 8414-2: Fire performance of external cladding systems.
• BS 9991:2024 Fire safety in the design, management and use of residential buildings. Code of practice.
• BS EN 13501-1.
• Building regulations.
• Building Safety Regulator.
• Fire.
• Fire and rescue service.
• Fire inspector.
• Fire safety design.
• Fire suppression.
• Hot work.
• Place of safety.
• Specify with caution to new BS 8579:2020.
• The role of codes, standards and approvals in delivering fire safety.

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Has BS9999 been affected by the Grenfell Tower fire?

Not directly, no. The BSI proposals for a future BS 9999 revision aren't framed as a Grenfell response - they're mainly about modernising terminology and covering emerging risks (EV charging, lithium-ion batteries, solar panels). Grenfell's impact has landed mainly on Approved Document B (currently under consultation following the Inquiry's Phase 2 report) and on the Building Safety Regulator's wider remit, which BS 9999 sits alongside rather than having been rewritten because of it.