Dry risers are an important part of the firefighting facilities in many taller buildings. They are designed to help the fire and rescue service get water to upper floors quickly, without having to run charged hose lines all the way from ground level.
For building owners, managing agents, landlords and responsible persons, the key duty is simple: if a dry riser is installed, it needs to be kept accessible, maintained, inspected, tested and ready for use. A dry riser that has missing caps, seized valves, leaks, vandalism, poor signage or blocked access may fail when firefighters need it most.
This guide explains dry riser testing, maintenance, regulations, BS 9990:2015, common defects, inspection records and when to arrange a dry riser service.
Quick Answer: How Often Should Dry Risers Be Tested?
Dry risers are commonly visually inspected every 6 months and pressure tested annually by a competent person, following recognised guidance such as BS 9990:2015. The 6-month inspection helps identify obvious defects, damage, vandalism, missing parts and access issues. The annual pressure test checks whether the system can hold pressure and perform as intended.
Testing and inspection records should be kept as part of the building’s fire safety documentation. If faults are found, they should be recorded, prioritised and repaired promptly.
What Is A Dry Riser?
A dry riser is a fixed pipework system installed in a building for firefighting use. Under normal conditions, the pipework is empty. During a fire, firefighters connect a hose from a fire appliance to the dry riser inlet at ground level, then pump water through the pipework to landing valves on upper floors.
The system usually includes:
- a breeching inlet, normally at ground level;
- vertical pipework running through the building;
- landing valves at relevant floor levels;
- blank caps, drain valves and air release arrangements;
- signage and access arrangements for the fire and rescue service.
Dry risers are different from wet risers. A dry riser is normally empty until the fire service charges it with water. A wet riser is permanently charged with water and is usually found in taller or more complex buildings where immediate water availability is needed.
Dry Riser Regulations And Legal Duties
Dry riser duties are linked to wider fire safety law. In England and Wales, the Regulatory Reform (Fire Safety) Order 2005 requires the responsible person to take general fire precautions and maintain fire safety measures where they are provided for the safety of relevant persons.
A dry riser is a firefighting facility rather than an evacuation system for occupants, but it can still be critical to firefighting operations. If a dry riser is installed, it should be maintained so it is available for firefighters and does not create avoidable risk during an emergency.
BS 9990:2015 is the recognised British Standard for non-automatic fire-fighting systems in buildings. BSI describes it as covering good practice for the design, installation, testing and maintenance of systems including wet and dry fire-fighting mains. At the time of writing, BSI lists BS 9990:2015 as current and under review.
Official information is available from the BSI BS 9990:2015 overview.
Who Is Responsible For Dry Riser Maintenance?
The responsible person, building owner, landlord, managing agent, facilities manager or accountable party may be responsible for ensuring the dry riser is inspected, tested and maintained. The exact responsibility depends on ownership, lease arrangements, management contracts and the parts of the building under each party’s control.
In practice, dry riser maintenance should be managed as part of the building’s fire safety programme. It should not be left until an inspection, fire risk assessment or fire service visit identifies a fault.
Need Dry Riser Testing Or Maintenance?
Fire Risk Assessment Network can help building owners, managing agents and responsible persons arrange dry riser inspection, pressure testing, maintenance, repair quotes and fire safety documentation support.
Dry Riser Testing And Maintenance Schedule
The exact testing and maintenance programme should be suitable for the building and the system. For many dry riser systems, the common inspection pattern is a 6-monthly visual inspection and an annual pressure test by a competent contractor.
| Check | Typical frequency | What it looks for |
|---|---|---|
| Visual inspection | Commonly every 6 months | Access, signage, inlet condition, landing valves, caps, vandalism, damage, corrosion, leaks and obvious defects. |
| Pressure test / wet test | Commonly annually | Whether the dry riser can be charged, hold pressure and operate without significant leakage or failure. |
| Repair and retest | When faults are found | Defective valves, missing caps, leaking joints, damaged cabinets, poor signage, failed pressure tests or access problems. |
| Record review | After each visit and during fire risk assessment review | Certificates, defect reports, remedial actions, contractor evidence and whether actions have been closed. |
The testing contractor should provide a clear report or certificate showing what was checked, what was tested, any faults found and any recommended remedial work.
What Happens During A Dry Riser Inspection?
A dry riser inspection usually starts with a visual check of the system, including inlets, landing valves, cabinets, caps, signage, access and evidence of damage or misuse. The engineer may check that valves operate correctly and that the system has not been obstructed or altered.
Common inspection points include:
- whether the inlet cabinet is accessible and clearly marked;
- whether blank caps, chains and washers are present;
- whether landing valves are accessible and protected;
- whether valves open and close correctly;
- whether there is visible corrosion, leakage or physical damage;
- whether signage is clear and in good condition;
- whether access has been blocked by storage, security changes or building works;
- whether previous defects have been repaired.
What Happens During A Dry Riser Pressure Test?
A dry riser pressure test checks whether the system can be safely charged and hold pressure. The engineer will normally connect suitable test equipment, fill or charge the system, monitor pressure, check for leakage and then drain or depressurise the system safely after the test.
Pressure testing should always be carried out by competent people using suitable equipment and safe working procedures. Poorly controlled testing can damage pipework, valves, joints or the building fabric. Occupants, building managers and site staff may need to be informed before the test so the work can be carried out safely and with minimal disruption.
Common Dry Riser Defects
Dry riser defects are often simple but important. Because the system may sit unused for long periods, issues can develop without building users noticing. Regular maintenance helps identify defects before an emergency.
| Common defect | Why it matters |
|---|---|
| Missing blank caps or chains | May allow water loss, dirt ingress or misuse, and can delay firefighting operations. |
| Seized or damaged landing valves | Firefighters may not be able to connect hoses or control water flow effectively. |
| Leaking joints or valves | Pressure loss can reduce performance and make the system unreliable. |
| Corrosion | Can weaken pipework, fittings and valves over time. |
| Vandalism or theft | Components can be removed, damaged or made unusable. |
| Poor signage | Firefighters may lose time locating inlets or landing valves. |
| Blocked access | Stored items, locked doors, parking or building works can prevent quick use. |
Which Buildings Need Dry Risers?
Dry risers are commonly found in taller buildings and buildings where firefighting access to upper floors needs support. The requirement can depend on building height, design guidance, fire strategy, building regulations, fire service access and the building’s use.
Buildings where dry risers may be relevant include:
- blocks of flats and high-rise residential buildings;
- student accommodation and hotels;
- office blocks and mixed-use buildings;
- hospitals and care settings;
- shopping centres and large commercial premises;
- car parks and complex buildings;
- buildings with basement levels or difficult firefighting access.
For higher-risk residential buildings, dry riser inspection and maintenance records may also form part of wider building safety evidence. See our guide to Building Safety Act fire safety duties.
Dry Risers And Fire Risk Assessments
A fire risk assessment should consider whether firefighting facilities are present, accessible and maintained where they are relevant to the premises. The assessor may not carry out a pressure test, but they may check whether dry riser maintenance records are available and whether obvious defects or access problems are present.
Dry riser issues that may appear in a fire risk assessment include:
- missing inspection or pressure test records;
- overdue servicing or unclear contractor evidence;
- blocked or poorly signed inlets;
- damaged cabinets, landing valves or caps;
- known defects with no action plan;
- building changes that may affect fire service access.
For wider building checks, see our fire risk assessment checklist and fire safety management and emergency plan guidance.
Dry Riser Testing Costs
Dry riser testing costs vary depending on the number of risers, the number of landing valves, building height, access arrangements, location, whether a pressure test is due and whether repairs are needed.
| Factor | How it affects the quote |
|---|---|
| Number of risers | Multiple risers or blocks usually increase inspection and testing time. |
| Number of landing valves | More floors and valves mean more checks and more reporting. |
| Access | Locked areas, occupied buildings, parking restrictions or out-of-hours work can affect cost. |
| Type of visit | A visual inspection is usually simpler than a full annual pressure test. |
| Repairs | Missing caps, valve repairs, leaks and failed tests may need additional remedial work. |
The most useful quote will usually be based on the building address, number of risers, number of floors, last test date, known defects and any access restrictions.
Request A Dry Riser Testing Quote
Need a 6-month dry riser inspection, annual pressure test, repair quote or maintenance record review? Fire Risk Assessment Network can help arrange competent dry riser support for residential, commercial and mixed-use buildings.
What Records Should Be Kept?
Dry riser records should be easy to find and kept with the building’s fire safety documentation. Records help show that the responsible person is maintaining firefighting facilities and managing defects.
Useful records include:
- 6-monthly inspection reports;
- annual pressure test certificates or reports;
- defect reports and repair quotes;
- evidence that repairs have been completed;
- contractor competence and service details;
- fire risk assessment actions relating to dry risers;
- communications with the fire and rescue service where relevant.
How Fire Risk Assessment Network Can Help
Fire Risk Assessment Network can help building owners, landlords, housing providers, managing agents and responsible persons arrange dry riser inspection, testing and maintenance support.
Depending on your building, support may include:
- dry riser visual inspection;
- annual pressure testing;
- dry riser defect reporting;
- repair and remedial work quotes;
- maintenance record review;
- fire risk assessment follow-up actions;
- support for residential blocks, commercial buildings, car parks and mixed-use premises.
Related Fire Safety Guides
- Fire risk assessment checklist
- Building Safety Act fire safety duties
- Emergency lighting regulations
- Fire alarm regulations
- Fire door inspections
Conclusion
Dry risers are critical firefighting facilities in many buildings. They may not be used every day, but they need to work immediately when the fire and rescue service needs them.
Regular inspection, annual pressure testing, prompt repairs and clear records help building owners and responsible persons show that the system is being maintained properly. If your dry riser inspection or pressure test is overdue, it is sensible to arrange a competent contractor before the next fire risk assessment or maintenance review flags the issue.
Frequently Asked Questions
What is a dry riser?
A dry riser is fixed pipework in a building that allows firefighters to pump water from ground level to landing valves on upper floors. The system is normally empty until the fire service charges it with water during an incident.
How often should dry risers be tested?
Dry risers are commonly visually inspected every 6 months and pressure tested annually by a competent person, following recognised guidance such as BS 9990:2015.
What standard applies to dry risers?
BS 9990:2015 is the recognised British Standard for non-automatic fire-fighting systems in buildings, including wet and dry fire-fighting mains. BSI currently lists the standard as current and under review.
Who is responsible for dry riser maintenance?
The responsible person, building owner, landlord, managing agent or facilities manager may be responsible, depending on the building and management arrangements. The key duty is to make sure the system is inspected, tested, repaired and recorded properly.
What happens if a dry riser fails a pressure test?
If a dry riser fails a pressure test, the defect should be recorded and remedial work should be arranged. Depending on the fault, repairs may involve valves, caps, joints, pipework, cabinets, signage or access arrangements.
Do dry risers need a certificate?
After inspection or testing, the contractor should provide a report, certificate or maintenance record showing what was checked, the result, any defects found and any recommended remedial actions.
Can a fire risk assessment replace a dry riser pressure test?
No. A fire risk assessment may check whether dry riser maintenance records are present and whether obvious defects exist, but it does not replace inspection, servicing or pressure testing by a competent dry riser contractor.
How much does dry riser testing cost?
Dry riser testing costs depend on the number of risers, number of valves, building height, access, location, whether pressure testing is due and whether repairs are required.
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