The introduction of Gateway 2 under the Building Safety Act and the creation of the Building Safety Regulator (BSR) has fundamentally changed how fire safety systems are reviewed and approved. This is nowhere more evident than in the design of smoke ventilation systems. Gateway 2 is not a conceptual checkpoint, it is a detailed design approval stage, requiring submissions that demonstrate how a building will actually function in a fire scenario.

Who does this apply to?

The Gateway 2 regime came into force in October 2023 and applies to new higher-risk building work submitted for building control approval from that date onwards. Buildings that were already built and occupied before this point are not subject to Gateway 2. Those existing buildings instead fall under the separate in-occupation duties introduced by Part 4 of the Building Safety Act 2022, which include requirements to register with the BSR, maintain a safety case, and engage with residents on building safety matters. The detailed design and approval obligations discussed in this article are therefore a new-build and design-stage concern.

For schemes currently in design, there is also an important upcoming deadline to be aware of. From September 2026, all Gateway 2 building control approval applications that adopt BS 9991:2024 must use the 2024 edition of the standard. Any scheme still referencing BS 9991:2015 at that point will need to demonstrate why, and show that compliance with Building Regulations is still achieved. Teams currently in early design should be working to the 2024 standard now.

A people-centric shift in smoke ventilation

One of the most important changes influencing smoke ventilation design is the move toward a more people-centric approach, as reinforced by BS 9991:2024. Buildings must now be designed to support the safe evacuation of all occupants, including those with impaired mobility. This has led to the requirement for evacuation lifts and in turn fundamentally changes the role of smoke ventilation systems.

Historically, smoke ventilation focused on protecting the stair core to maintain a clear escape route and support firefighting operations. Today, that is no longer sufficient. Designers must also ensure that the evacuation lift lobby remains clear of smoke ingress so that occupants who may need to wait for assisted evacuation can do so safely. This extension of protection significantly increases the complexity of system design and performance requirements.

Limitations of traditional approaches

The recently issued Smoke Control Association (SCA) guidance on Smoke Control to Common Escape Routes in Apartment Buildings (Flats and Maisonettes) has highlighted the risks associated with certain traditional approaches. For example, naturally ventilated corridor and lift lobby arrangements (“natural–natural” systems) may introduce unintended airflow interactions that compromise protected spaces. And in the majority of cases, a “natural-natural” configuration cannot be assumed to provide adequate protection without project-specific detailed assessment.

As per BS 9991:2024, it is no longer adequate for a mechanical smoke ventilation system (MSVS) to rely on comparative CFD (Computational Fluid Dynamics) analysis to show equivalence to a natural smoke shaft system. Designs must instead demonstrate that defined performance criteria are met — such as preventing smoke from entering the evacuation lift lobby.

Early specialist involvement is essential

Given this increasing complexity, the importance of early specialist involvement cannot be overstated. Smoke ventilation systems must be developed in coordination with the fire strategy, architectural layout, and building services design. A simplistic overview of the smoke ventilation design is unlikely to meet Gateway 2 expectations and could lead to non-approval.

Another important consideration under the Building Safety Act is that smoke ventilation systems now form part of the Fire and Emergency File. This requires designers to clearly document how the system operates, including control arrangements, equipment selection, cause and effect, and any interfaces with other building systems. As a result, the design must not only perform effectively in a fire scenario but also be presented in a way that can be readily understood and used by the responsible person and attending fire and rescue services.

A fundamental shift in mindset

Ultimately, Gateway 2 requires a shift in mindset. Smoke ventilation is no longer about demonstrating compliance with guidance in principle — it is about proving that a system will perform effectively in practice, under real fire conditions. With the September 2026 deadline for mandatory adoption of BS 9991:2024 approaching, the window for schemes to align their designs is narrowing. Engaging a smoke ventilation specialist early in the design process is essential to ensure that systems are fully integrated, compliant, and capable of delivering the required performance.

Speak to a smoke ventilation specialist

Our team can help you navigate BS 9991:2024 compliance, and the Fire and Emergency File from early design stage through to approval.


When planning a new development or refurbishment, effective smoke ventilation is essential for compliance, safety, and design. Selecting the right Automatic Opening Vent (AOV) window plays a critical role in protecting occupants during a fire while integrating seamlessly with your building’s architectural and functional requirements. From regulations and performance standards to aesthetics and bespoke sizing, understanding what to look for in an AOV window can make a significant difference.

How an AOV Window Works

When selecting the right AOV window for your project, it’s important to understand how and why it works. An Automatic Opening Vent (AOV) window is designed to support a building’s natural smoke ventilation system.

In the event of a fire, the AOV window automatically opens to allow smoke to escape from communal areas such as lobbies, corridors, and stairwells. By clearing smoke from these escape routes, the system improves visibility and helps keep evacuation paths safe for occupants.

Meeting Standards for Building Projects

When choosing an AOV window, compliance with industry standards is non-negotiable. In the UK and across Europe, the key benchmark is EN 12101-2, which sets strict requirements for smoke and heat control systems.

An AOV window that carries this certification ensures it has been rigorously tested for aerodynamic free area, durability, reliability, and performance under fire conditions.

Explore EN 12101-2 AOV Window options from Teal Products

Selecting the Free Area on AOV Windows

In architecture and construction, the term “free area” refers to the open, unobstructed portion of an aperture or façade through which air, light, or visibility can pass. It is often expressed as a percentage to ensure adequate ventilation or to meet other performance criteria.

For AOV windows, the free area directly affects how efficiently smoke can be extracted during an emergency. Common options include 1m² or 1.5m², allowing you to choose a size that aligns with your building’s ventilation requirements. Selecting the correct free area ensures rapid smoke clearance, enhancing safety and supporting effective evacuation for occupants.

Window Orientation

Window orientation impacts both performance and design. Top-hung, bottom-hung, or side-hung windows influence how smoke is ventilated and how natural airflow circulates throughout the building. Choosing the right orientation not only optimises smoke extraction during an emergency, but also enhances natural ventilation in everyday use, all while maintaining a cohesive and functional architectural aesthetic.

Icons showing three types of window openings: top hung, bottom hung, and side hung, each with arrows indicating the direction of opening.

Customisation of AOV Windows

Teal Products offers fully bespoke sizing and RAL colour options, allowing AOV windows to be tailored to your building’s style and design preferences. This ensures that safety features complement the architectural vision rather than compromise it.

Check out the video on SV-W-W1 AOV Facade Window below, which is available in a variety of RAL colour options.

Need Help Choosing the Right AOV Windows?

Since 2000, Teal Products has been providing trusted smoke ventilation solutions. From AOV windows to bespoke smoke control systems, our team can help you find the perfect solution. Contact us today to get started.

Fire safety legislation moves forward, and the systems installed in buildings decades ago do not always keep pace. For many retirement housing developments built in the early 1990s, smoke ventilation systems are reaching the end of their effective working life, leaving building managers and responsible persons facing a critical question: is the existing system still fit for purpose?

This was the precise challenge Teal Products was appointed to resolve at Honnington Court, a three-storey retirement development in the West Midlands, originally constructed in 1991. In this case study, we explore how Teal Products assessed the legacy system, specified a modern replacement, and delivered a fully coordinated smoke ventilation solution that meets today’s standards.

If your building’s smoke ventilation system is ageing, this project offers a clear illustration of what a structured, manufacturer-backed upgrade can look like.

The Challenge: A 1990s Fire Safety System Past Its Best

When Honnington Court was constructed in 1991, it was fitted with a smoke ventilation system using magnetically operated smoke vents, the accepted technology of that era. Over the intervening decades, both the equipment and the regulatory landscape have evolved considerably.

Buildings of this type, particularly those housing older residents, require particular attention when it comes to passive fire safety. In the event of a fire, effective smoke control can be the difference between a managed evacuation and a life-threatening situation.

Residents in retirement developments may have limited mobility, making it essential that smoke is cleared rapidly and reliably from communal corridors and stairwells, giving both residents and the fire service the best possible conditions to act.

The Brief: Assess, Specify, and Install

Teal Products was appointed to carry out a full assessment of the existing smoke ventilation system at Honnington Court and to specify a modern, compliant replacement. The key objectives were straightforward:

  • Deliver a system capable of effectively venting smoke across all three floors in the event of a fire
  • Ensure the solution was compatible with the building’s existing fire alarm infrastructure
  • Accommodate a variety of window types throughout the development
  • Provide a long-term, low-maintenance solution appropriate for a retirement housing setting

“Teal Products ensured full compatibility between the control panel, override switches, and AOV Windows, simplifying both installation and ongoing maintenance.”

The Solution: A Modern Smoke Ventilation System

Following a thorough site assessment, Teal Products specified a fully coordinated smoke ventilation system built around WindowMaster’s trusted range of controls alongside the SV-W-W1 and SV-W-W2 AOV Façade Windows

WindowMaster FlexiSmoke WSC 520 Control Panel

At the core of the new system is a WindowMaster FlexiSmoke WSC 520 Control Panel, installed on the ground floor. This panel forms the central hub of the entire smoke ventilation strategy, coordinating the activation of ventilation windows across all zones of the building.

The panel was integrated with Honnington Court’s existing fire alarm system via addressable interfaces. Each interface was programmed to activate within its respective fire zone, ensuring a targeted and proportionate response rather than a building-wide activation for a single zone incident.


WindowMaster FlexiSmoke WSC 520 Smoke Ventilation Control Panel

SV-W-W1 and SV-W-W2 AOV Façade Windows

A mixture of SV-W-W1 and SV-W-W2 AOV Façade Windows SV-W-W1 and SV-W-W2 AOV Façade Windows were installed to automate the opening of the vent in the instance of smoke. One of the defining challenges at Honnington Court was the mix of window styles across the building, with a combination of side-hung and top-hung openings across three floors. The SV-W-W1 and SV-W-W2 AOV Façade Windows were selected specifically for this reason.

Windowmaster WSK 501 Manual Override Switches

Four WindowMaster WSK 501 Manual Override Switches were installed at clearly accessible locations throughout the building. These provide authorised personnel and the fire service with direct, on-site control of the ventilation system, whilst also allowing for routine testing and maintenance of the smoke ventilation system, an essential feature in any multi-storey residential development.


WindowMaster WSK 501 Manual Call Point

How Does the Smoke Ventilation System Work?

The system operates through a clear sequence of events designed to respond rapidly to a fire alarm activation:

  1. A smoke alarm is triggered within a fire zone at Honnington Court.
  2. The alarm signal is transmitted to the WindowMaster FlexiSmoke WSC 520 Control Panel.
  3. The WindowMaster WSC 520 FlexiSmoke WSC 520 Control Panel triggers the SV-W-W1 or SV-W-W2 AOV Façade Window on the affected floor.
  4. The AOV Window opens, allowing smoke to escape and improving conditions for residents and the fire service.

This zone-by-zone approach is a key strength of the design. Rather than opening all windows simultaneously across the building, the system activates ventilation only where it is needed, creating the most effective smoke extraction conditions on the affected floor whilst maintaining building security elsewhere.

Why This Approach Worked for a Retirement Development

Retirement housing presents a distinctive set of challenges that influence every aspect of a fire safety specification. Residents may have reduced mobility, take longer to respond to alarms, and require systems that operate without demanding complex interaction from building occupants.

By specifying a complete, single-manufacturer system from WindowMaster, Teal Products ensured end-to-end compatibility between every component. This not only simplified the installation process but also reduces the risk of component conflicts that can arise when systems are assembled from multiple suppliers, a common pitfall in retrofit projects.

The Outcome: A Safer Honnington Court

Honnington Court now benefits from a modern, fully coordinated smoke ventilation system built to meet today’s fire safety standards. The building’s residents, management team, and the fire service can rely on a system that responds automatically, rapidly, and precisely in the event of a fire.

The manual override switches provide authorised personnel with direct control at each point of need, while the automated WindowMaster system handles the critical first moments of any incident without requiring human intervention.

This project demonstrates Teal Products’ expertise in assessing legacy passive fire safety systems and delivering tailored, manufacturer-backed replacements that genuinely serve the needs of the building and those who live in it.

Is Your Building’s Smoke Ventilation System Up to Standard?

If your development was constructed before 2000 and has not had its smoke ventilation system assessed in recent years, it is worth arranging a professional review. Fire safety legislation continues to evolve, and systems that were compliant at the point of installation may no longer meet current standards.

A smoke ventilation system for retirement housing carries particular responsibility. The case of Honnington Court shows that even a building with a three-decade-old system can be brought fully up to standard with the right specification and the right products, without disruption to residents.

Teal Products specialises in smoke ventilation assessments and system upgrades for residential, retirement, and commercial developments. Contact our team today to discuss your building’s requirements.