Dry Riser Maintenance and Testing: A Complete Guide

If you're responsible for a residential block, commercial building, or any multi-storey property in the UK, dry riser maintenance is likely already on your compliance checklist. But what does that actually involve, how often does it need doing, and what happens if it's missed? Here's a complete, practical guide.

What is a dry riser, and why does it need maintaining?

A dry riser is a network of empty pipework built into a multi-storey building, running from a ground-level inlet up through the stairwell to outlet valves on each floor. In a fire, the fire brigade connects a pump to the inlet, sending water up through the system so firefighters can tackle a blaze from inside the building, without having to run hose lines up several flights of stairs.

Because the system sits empty and unused for most of its life, problems can develop unnoticed: corrosion inside the pipework, seized or leaking valves, blocked inlets, or physical damage from building works. None of this is visible day to day. The only way to know a dry riser will actually work in an emergency is to test it regularly, which is exactly why maintenance is a legal requirement, not a recommendation.

What the law requires: BS 9990:2015

Dry riser maintenance in the UK is governed by BS 9990:2015, which sets out two distinct types of check, each with a different purpose and frequency.

6-monthly visual inspection

Every six months, a qualified engineer physically inspects the system for visible problems. This includes:

- Checking inlet and outlet valves for damage, corrosion, or signs of tampering

- Confirming landing valve boxes are accessible, correctly signed, and undamaged

- Visually checking exposed pipework for corrosion, leaks, or physical damage

- Confirming the system hasn't been obstructed or interfered with since the last visit

This check does not involve pressurising the system. It's a visual health check, designed to catch obvious problems early, before they develop into something more serious.

Annual full pressure test

Once a year, the entire system undergoes a full pressure test. Unlike the 6-monthly check, this genuinely proves whether the riser will perform under real firefighting conditions. The test checks:

- Whether the system holds pressure without leaking

- Whether every valve operates correctly under pressure

- The structural integrity of the full length of pipework

A riser can look perfectly fine during a visual inspection and still fail a pressure test, because problems like internal corrosion or a valve that's seized shut often aren't visible from the outside. This is why the annual test is a separate, more thorough requirement, not just a more frequent version of the visual check.

What happens if a defect is found?

If either check identifies a problem, it needs to be recorded, reported, and remedied. Common issues include:

- Leaking or seized landing valves

- Corroded or damaged inlet connections

- Missing or damaged signage

- Physical obstructions preventing fire brigade access

- Pressure loss during testing, indicating a leak somewhere in the system

A reputable contractor will provide a clear written report after every visit, flag any defects immediately, and give you a plan for remedial work, rather than simply noting a fail and leaving it there.

Who is responsible for arranging maintenance?

Responsibility typically sits with whoever holds overall responsibility for fire safety in the building, often referred to as the "responsible person" under the Regulatory Reform (Fire Safety) Order 2005. In practice, this is usually:

- A managing agent or block management company, for residential blocks

- A facilities manager, for commercial or mixed-use buildings

- A housing association or local authority, for social housing

- A building owner or landlord, where no managing agent is in place

Regardless of who arranges it, the legal obligation to keep the system compliant doesn't go away if it's overlooked. Missed or late testing is a genuine compliance gap, and one that's increasingly scrutinised following the Building Safety Act.

How to keep on top of it

- Keep a record of when your last 6-monthly and annual checks took place

- Use a contractor who provides clear certification and defect reporting after every visit

- Don't assume a system is fine simply because it hasn't been used

- If you're taking over management of a building, check the riser's testing history as part of your due diligence

Get in touch

Firesafe Dry Risers provides installation, testing, and maintenance nationwide, carried out to BS 9990:2015 standards. If you're not sure when your building's dry riser was last tested, or you'd like a straightforward compliance review, get in touch for a no-obligation conversation.