Dry Riser System Installation, Testing and Maintenance for Multi-Storey Buildings

Bell Fire & Security provides dry riser installation, testing, maintenance, and remediation support for multi-storey commercial, residential, and mixed-use buildings across Scotland. Dry riser works are completed by suitably competent specialists in line with BS 9990, the building fire strategy, and the agreed specification, with Bell coordinating the process from survey and quotation through to documentation and ongoing support.

BS 9990 Compliant Installations — Every dry riser we install is designed and commissioned to the relevant British Standard

New Installations and Replacements — Full dry riser installation for new builds and replacement of end-of-life systems in existing buildings

Annual Testing and Certification — Pressure testing and full inspection carried out annually with certificates issued on the day

Remediation and Repairs — Valve replacement, landing valve servicing, cabinet replacement, and pipework repairs

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Open red dry riser inlet cabinet built into a brick wall, showing brass hose connections, internal pipework, pressure gauge, drain valve and the rear of the cabinet door signage behind wire mesh.

       
 
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Dry Riser Services for Every Multi-Storey Building

Every building has different fire risks, fuel sources, and layout. A commercial kitchen carries entirely different hazards to a server room or a warehouse loading bay. Getting the right dry-riser in the right place starts with understanding what you are actually protecting — and what could catch fire there. Here is how we help.

For Building Owners

If your building has a dry riser, you have a duty to make sure it remains in working order as part of your fire safety arrangements. In Scotland, this falls under the Fire (Scotland) Act 2005 and the Fire Safety (Scotland) Regulations 2006, which require dutyholders to maintain appropriate fire safety measures in non-domestic premises.

Dry risers should be inspected regularly and pressure tested annually to confirm they are operational. A system that has not been tested within the required period, or one that fails its pressure test, may leave the building exposed to compliance, safety, and insurance issues.

Bell Fire & Security carries out dry riser inspections and pressure testing for multi-storey buildings across Scotland. We provide certification, written reports, and clear recommendations where defects are found. Where remedial work is required, we can support repairs and arrange re-testing to help confirm the system is ready for use.

For Facilities Managers

Managing dry risers across a property portfolio means tracking annual test dates, keeping certificates current, and responding quickly when a test identifies a fault. Missing a test date or holding an out-of-date certificate creates a compliance gap that insurers, fire safety auditors, and verifiers, building standards teams, insurers and fire safety auditors will identify.

Bell’s planned maintenance contracts cover all your buildings on a single rolling schedule. We track test dates, book visits in advance, issue certificates centrally, and provide priority fault response when a system fails its test. One contract, one point of contact, full visibility across your portfolio.

For Managing Agents & Residential Blocks

Residential apartment blocks above a certain height are required to have dry risers as part of their fire strategy. The management company or managing agent is the responsible person for that building’s fire safety compliance, including the dry riser. Tenants and leaseholders have a right to expect the system to be in current service.

Bell provides annual testing and certification services for residential blocks, with documentation issued in the format required for fire safety files and building compliance records. We also carry out fire service access checks to confirm inlet breeching positions are unobstructed and clearly identified.

For Property Developers and Main Contractors

New multi-storey residential and commercial developments may require dry riser installations as part of the fire strategy and building warrant submission, depending on height, layout, fire service access, and the applicable Scottish Building Standards. The system must be designed, installed, and commissioned in accordance with BS 9990 before the building can be occupied. Getting the dry riser specification confirmed at the design stage — pipe routes, inlet positions, landing valve locations, and cabinet specifications — avoids costly late-stage design changes.

Bell works with developers and main contractors from the specification stage, produces installation drawings for building warrant submission, coordinates pipe routes and structural penetrations with the wider design team, and installs and commissions the system to programme.

Common Applications

What Is a Dry Riser System?

A dry riser is a system of pipes installed vertically through a multi-storey building, kept empty of water during normal conditions and charged by the fire service when needed. Its purpose is to allow firefighters to deliver water to upper floors without having to run hose lengths up multiple flights of stairs — which is slow, physically demanding, and significantly less effective than connecting to a charged outlet on the floor where the fire is.

How a Dry Riser Works

The system consists of a 100mm diameter steel pipe running vertically through the building, typically installed in a protected stairwell or fire-resistant shaft. At ground level, a breeching inlet — a two-way or four-way connection point mounted in an external wall or accessible lobby — allows the fire service to connect their pump appliance and charge the system with water under pressure.

On each floor, a landing valve is connected to the riser pipe and housed in a cabinet within the stairwell or protected lobby. When the fire service arrives, they connect their hose to the landing valve on the floor where the fire is or the floor above, charge the system from the inlet below, and have a high-pressure water supply at the point where they need it — without any reliance on building water pressure or mains supply.

Fire service arrives Pump appliance connects to the breeching inlet at ground level

System is charged Water is pumped under pressure up the 100mm riser pipe

Air release valve opens Air escapes from the top of the riser as water fills the pipe, preventing airlocks

Landing valve connected Firefighters connect hose to the valve on the relevant floor and have immediate high-pressure supply

Key Components

Breeching Inlet

Two-way or four-way connection point with instantaneous couplings for fire service pump connection. Fitted with a blank cap when not in use.

Location External wall or fire lobby at ground or basement level, accessible to fire service vehicles

Riser Pipe

100mm galvanised steel pipe running vertically through the building. The main water transport element of the system.

Location Protected stairwell, fire-resistant shaft, or fire-rated duct

Air Release Valve

Automatic valve at the top of the riser that allows air to escape as the system fills with water on activation, preventing airlocks.

Location Topmost point of the riser pipe

Landing Valves

Outlet valves on each floor, providing a 64mm instantaneous connection point for fire service hoses. Mounted at a consistent height for ease of connection.

Location Stairwell or protected lobby on each floor, typically in a surface-mounted or recessed cabinet

Landing Valve Cabinets

Steel cabinets housing the landing valve on each floor. Glazed or louvred door panels allow visual confirmation that the valve is present. Colour-coded red.

Location Adjacent to or enclosing the landing valve on each protected floor

Drain Valve

Valve at the lowest point of the system allowing complete drainage after testing or after fire service use.

Location Ground floor or basement, accessible to service engineers

Pressure Gauge Connection

Test point at the inlet for pressure gauge attachment during annual pressure testing.

Location At or near the breeching inlet

Dry Riser vs Wet Riser — What Is the Difference?

A dry riser is kept empty until the fire service charges it from the breeching inlet. A wet riser is permanently filled with pressurised water maintained by a dedicated pump, providing an immediate water supply at landing valves without the fire service needing to connect an external pump. The choice between the two depends on the height of the building. Dry risers are commonly associated with buildings where the highest occupied floor is above 18 metres but below the height where a wet riser is required. The exact requirement depends on the fire strategy, building regulations, and current technical guidance.

Dry Riser

Kept empty during normal conditions. Charged by the fire service pump on arrival via the breeching inlet. Commonly specified for buildings where the highest occupied floor is above 18 metres but below the wet riser threshold.

Wet Riser

Permanently filled with pressurised water maintained by a dedicated building pump and tank. Provides an immediate water supply at landing valves without the fire service needing to connect an external pump. Required in taller buildings.

	Dry Riser	Wet Riser
Pipe condition	Empty during normal use	Permanently charged with water
Water supply	Provided by fire service pump on arrival	Dedicated building pump and tank
Building height	Commonly used below the wet riser threshold, subject to fire strategy	Buildings above approximately 60 metres
Maintenance	Annual inspection and pressure test	More frequent — pump, pressure, and flow testing required
Activation	Fire service charges system from outside	Instant water available at landing valves
Freeze risk	Minimal — pipes are empty	Requires frost protection in exposed areas
Cost	Lower installation and maintenance cost	Higher installation and maintenance cost

How Our Dry Riser Installation Works

A dry riser installation requires coordination with the building structure, agreement on inlet and outlet positions with the relevant fire service, and compliance with BS 9990 throughout. Here is how Bell manages the full process.

Free Site Survey

An engineer visits your building to assess the floor-to-roof height, stairwell configuration, inlet access options, and landing valve positions on each floor. For new build projects, we review the architectural drawings and confirm the proposed riser route, inlet location, and cabinet specification with the design team. No charge and no obligation.

System Design and Drawings

We produce a full dry riser design showing the pipe route, breeching inlet position, landing valve locations on each floor, air release valve position, drain valve position, and cabinet specification. For new build projects, drawings are produced in a format suitable for building warrant submission. For existing buildings, we confirm the design against the current BS 9990 requirements.

Fixed-Price Quote

You receive a fixed-price quote covering all pipework, fittings, breeching inlet, landing valves, cabinets, air release valve, drain valve, installation labour, pressure testing, and commissioning. No hidden costs. For new build projects, the quote covers all installation stages from first-fix through to commissioning at practical completion.

Professional Installation

Our engineers install the riser pipe through the building structure, make all penetrations through floors and walls fire-stopped to the required standard, mount the breeching inlet, install landing valves and cabinets on each floor, and fit the air release and drain valves. All pipework is pressure tested on completion.

Commissioning, Pressure Testing, and Handover

The completed system is pressure tested in accordance with BS 9990 and visually inspected in full. A commissioning certificate is issued on the day. We confirm the breeching inlet position with the relevant fire service and provide full system documentation for the building's fire safety file.

Dry Riser System Features

A dry riser is a simple system with few components, but those components must be in the correct condition and position when the fire service needs to use them. Here are the attributes of a correctly installed and maintained dry riser.

100mm Galvanised Steel Pipework

The riser pipe is 100mm nominal bore galvanised steel, capable of withstanding the pressures applied during fire service use and annual testing. Pipe joints and fittings are mechanically coupled or flanged, with no solvent-welded plastic joints in the riser itself.

BS-Compliant Breeching Inlet

The breeching inlet is positioned to allow fire service vehicles to pull up alongside and connect without obstruction, at a height accessible to firefighters in breathing apparatus. It carries a clearly visible “Dry Riser Inlet” identification plate and is fitted with blank caps when not in use.

Instantaneous Landing Valves

Landing valves are 64mm instantaneous pattern valves, colour-coded and compatible with fire service hose couplings. They are located at a consistent height on each floor and housed in clearly identified red cabinets that are accessible but protected from accidental damage.

Automatic Air Release Valve

The air release valve at the top of the system expels air as the riser fills with water, helping to prevent airlocks that would reduce water pressure at the landing valves. It should be checked and confirmed operational during annual inspection.

Full System Drain

The drain valve at the base of the system allows complete drainage after testing or fire service use, helping to prevent water from standing in the pipework and causing corrosion or frost damage.

Fire-Stopped Penetrations

Every penetration through a floor or wall by the riser pipe should be fire-stopped to maintain the building’s passive fire protection integrity. Penetrations that are not correctly fire-stopped can compromise the fire compartmentation that the wider fire strategy depends on.

Commissioning and Annual Certificates

A commissioning certificate is issued at installation, and an annual inspection and pressure test certificate is issued after each subsequent service visit. These certificates provide key evidence of inspection, testing, and maintenance for insurers, building control records, and fire safety audits.

Why Choose Bell for Your Dry Riser System?

Competent Dry Riser Delivery

Dry riser installation, inspection, pressure testing, and remediation should be carried out by competent specialists with the correct equipment, knowledge, and documentation process.

Bell Fire & Security coordinates dry riser works for customers across Scotland, helping ensure systems are properly specified, tested, certified, and maintained as part of the wider fire safety strategy for the building.

BS 9990 Compliance Throughout

Dry risers should be designed, installed, commissioned, inspected, and tested in line with BS 9990, the British Standard covering non-automatic fire-fighting water supply systems, including dry risers.

Bell supports dry riser works in line with BS 9990 requirements, with inspection and pressure testing carried out against the relevant procedures and pass/fail criteria. Certification clearly records the inspection and test outcome.

Same-Day Certificates

Annual inspection certificates are issued on the day of the visit, helping dutyholders, facilities managers, and managing agents keep compliance records up to date without unnecessary delay.

For facilities managers working to compliance deadlines, audits, and portfolio reviews, prompt certification provides clearer evidence that the dry riser has been inspected and pressure tested.

Remediation on the Same Visit

Where an annual inspection identifies a fault — such as a seized landing valve, damaged cabinet, or failed air release valve — Bell can support remedial works and arrange re-testing to confirm the system is operational.

Where the fault allows, our aim is to resolve the issue quickly and reduce the time your building is left with an unresolved dry riser defect.

Trusted Since 1919

Bell Fire & Security has been protecting buildings and the people in them across Scotland for over 100 years. More than 60% of our work comes from repeat customers. For a system that the fire service depends on to work in the worst conditions imaginable, working with a contractor who has been doing this for generations is not a minor consideration.

    
 
 
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   Julie Dickson 
 27 days ago
 
 
 Trustindex verifies that the original source of the review is Google. Very efficient, good service. Polite and friendly.  Thank you.
  
 
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   Helen K 
 102 days ago
 
 
 Trustindex verifies that the original source of the review is Google. Annual maintenance carried out by David, up to usual high standard of efficiency and communication. Been with Bell Alarms for 30 years and service never disappoints, would thoroughly recommend!
  
 
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   Lynette McSwan 
 109 days ago
 
 
 Trustindex verifies that the original source of the review is Google. David and Callum arrived at the exact booking time for the alarm service.Both gents very efficient,pleasant and conducted a thorough service on the alarm.Great service from Bell Alarms.

Owner's reply
Thank you, Lynette, for your wonderful 5-star review. We're delighted to hear that David and Callum arrived on time and provided the efficient, professional service that we pride ourselves on. It's great to know that they carried out a thorough inspection of your alarm system while ensuring the visit was a pleasant experience from start to finish. We'll be sure to pass your kind comments on to both David and Callum, who will be delighted to receive your feedback. Thank you for choosing Bell Fire & Security. We truly appreciate your support and look forward to assisting you again in the future.
  
 
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   Stephen Davidson 
 111 days ago
 
 
 Trustindex verifies that the original source of the review is Google. Thanks to David for the service check on my alarm system. Friendly professional service, system now fully updated and functioning as it should. I’ve been with Bell Fire and Security Ltd from the start and I’m more than happy to recommend them based on my experience to date.

Owner's reply
Thank you, Stephen, for your fantastic 5-star review and for your continued loyalty to Bell Fire & Security over the years. We're delighted to hear that David provided a friendly and professional service and was able to ensure your alarm system was fully updated and operating exactly as it should. We take great pride in delivering reliable service and expert support, so it's wonderful to know that this was reflected in your experience. Your support and recommendation mean a great deal to the entire team. Thank you for placing your trust in us from the very beginning. We look forward to continuing to support your fire and security needs for many years to come.
  
 
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   Alan Leckerman 
 112 days ago
 
 
 Trustindex verifies that the original source of the review is Google. Gary was very helpful, and efficient when servicing our alarm

Owner's reply
Thank you for your lovely review, Alan. We’re pleased to hear Gary was helpful and efficient while servicing your alarm! We’ll be sure to pass your kind feedback on to him. 😁 - Bell Fire & Security Team
  
 
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   francis patton 
 113 days ago
 
 
 Trustindex verifies that the original source of the review is Google. Great service as always from a very reliable company. I’ve been with Bell for 18 years now and never had any issues, not many companies can beat that. Gary was today’s engineer and he couldn’t have been better, friendly, knowledgeable and polite, excellent all round.

Owner's reply
Thank you, Francis, for your wonderful review and for trusting us at Bell for the past 18 years! We truly appreciate your loyalty and kind words about our reliability and service. It’s great to hear Gary made such a positive impression with his friendly, knowledgeable and polite approach. We’ll be sure to pass your feedback on to him. Thanks again, from The Bell Fire & Security Team :)
  
 
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   Fiona Shanks 
 124 days ago
 
 
 Trustindex verifies that the original source of the review is Google. Gary, was friendly and efficient.

Owner's reply
Thank you, Fiona, for taking the time to leave us a review. We’re really pleased to hear Gary was friendly and efficient — we’ll be sure to pass your kind feedback on to him. 😊 From the Bell Fire & Security Team
  
 
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   Graeme Mcmaster 
 126 days ago
 
 
 Trustindex verifies that the original source of the review is Google. Fast response very good in private areas

Owner's reply
Thank you, Graeme, for your kind review. We’re pleased to hear you were happy with our fast response and the care shown in private areas. Your feedback means a lot to us. 👍
  
 
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   Annette Shannon 
 138 days ago
 
 
 Trustindex verifies that the original source of the review is Google. Great company to deal with. Nothing is too much trouble and Alan was great with my alarm maintenance while the salon was so busy

Owner's reply
Thank you, Annette, for your lovely review. We’re so pleased to hear you had a great experience with us, especially while the salon was busy. Alan will be delighted to know his help with your alarm maintenance was appreciated. 😊 Bell Fire & Security Team
  
 
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   Rena Dunsmore 
 140 days ago
 
 
 Trustindex verifies that the original source of the review is Google. Gary arrived early which was great for us. He was pleasant efficient and professional.

Owner's reply
Thank you, Rena, for taking the time to leave us a 5-star review. It’s great to hear Gary’s early arrival worked well for you and that he provided a pleasant, efficient, and professional service. We’ll gladly share your kind words with him. 😁 Bell Fire & Security Team

Dry Riser Maintenance, Testing and Inspection

A dry riser that has not been tested in the last year is a system of unknown condition. Valves seize. Pipework corrodes. Landing valve cabinets are damaged. Breeching inlets become obstructed. The fire service has no way of knowing the condition of your system when they connect their pump — they trust that it has been maintained. Regular testing and maintenance is what makes that trust warranted.

Annual Inspection and Pressure Test — What BS 9990 Requires

BS 9990 requires dry risers to be inspected and pressure tested at least once every twelve months. The annual inspection should be carried out by a competent person with the appropriate knowledge, equipment, and documentation process.

Bell carries out annual dry riser inspections and pressure tests in line with BS 9990 requirements and issues certification on completion.

Six-Monthly Visual Inspection

In addition to the annual pressure test, BS 9990 recommends a six-monthly visual inspection of the breeching inlet, landing valves, and cabinets to confirm there has been no damage, obstruction, or interference since the last full inspection.

Bell can include six-monthly visual inspections in a planned maintenance contract alongside the annual pressure test, helping ensure the system is checked twice a year and any issues are identified promptly.

Remediation and Repairs

Where an inspection identifies a fault — a seized valve, a damaged cabinet, a corroded joint, or a failed pressure test — Bell carries out the remediation work and re-tests the system to confirm it is fully operational. Common remediation items include landing valve replacement, cabinet replacement, air release valve replacement, pipework repairs, and breeching inlet refurbishment. For systems where widespread corrosion or significant damage makes targeted repair uneconomical, Bell can advise on and carry out full system replacement.

Dry Riser Inlet Cabinet With Internal Valves And Pipework

What the Annual Inspection Covers

Inspection Item	Detail
Visual inspection of breeching inlet	Confirm the inlet is accessible, clearly identified, free from obstruction, and fitted with blank caps in good condition. Confirm inlet couplings are undamaged and compatible with fire service connections.
Visual inspection of landing valves	Confirm all landing valves are present, correctly positioned, undamaged, and accessible. Check for paint overspray, corrosion, or physical damage to the valve body and handwheel.
Visual inspection of cabinets	Confirm all landing valve cabinets are in place, undamaged, correctly labelled, and open freely. Check for cabinet damage from building works, redecoration, or wear.
Visual inspection of pipework	Inspect all visible pipework and fittings for corrosion, mechanical damage, and correct support. Check fire-stopped penetrations at each floor level.
Air release valve check	Confirm the automatic air release valve at the top of the system is present and operational.
Drain valve check	Confirm the drain valve at the base of the system is accessible and operational.
Pressure test	The riser is charged with water to the test pressure specified in BS 9990 and held for the required duration. The system must hold pressure without significant loss. All joints and fittings are checked for leaks during the test.
Drainage	After the pressure test, the system is fully drained via the drain valve, confirming the drain is operational.
Certificate issue	A pass or fail certificate is issued on completion, recording the test date, test pressure, duration, findings, and any deficiencies identified.

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How Much Does Dry Riser Installation and Maintenance Cost?

Dry riser costs depend on the number of floors served, the riser route through the building, the inlet and cabinet specification, and whether the installation is in a new build or a retrofit into an existing occupied building. Annual testing costs depend on the number of landing valves and whether remediation work is required. Here are the main factors.

Number of Floors Served

Each additional floor requires a landing valve and cabinet, adding to both material and installation cost. A five-storey building with five landing valves will usually cost less than a fifteen-storey tower with fifteen.

Riser Pipe Route

A straightforward riser route through an accessible stairwell in a new build is typically the most cost-effective option. A retrofit through an existing building with restricted access, multiple floor penetrations requiring fire-stopping, and limited working space adds installation time and cost.

Breeching Inlet Position

Where the breeching inlet requires external wall work, a recessed housing, or significant groundworks to establish a clear fire service access path, this can increase the installation cost.

Cabinet Specification

Standard surface-mounted landing valve cabinets are usually the most cost-effective option. Semi-recessed or fully recessed cabinets in higher-specification buildings, or buildings with architectural constraints, cost more to install.

Annual Testing

Annual inspection and pressure test costs are determined by the number of landing valves and the time required to complete the full inspection schedule. Remediation work during or following a test visit is priced separately based on the fault identified.

A fixed-price quote for installation can only be produced after a site survey. Annual testing costs can be quoted from a building description and floor count, but a survey is recommended for the first visit to confirm the system’s current condition and confirm the scope of the inspection.

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Dry Riser Legal Requirements and Compliance in Scotland

In Scotland, dry riser requirements are determined through the building fire strategy, Scottish Building Standards, and fire safety duties under the Fire (Scotland) Act 2005 and Fire Safety (Scotland) Regulations 2006. Where a dry riser is installed, it should be maintained, inspected, and tested so the fire service can rely on it during an incident.

When Is a Dry Riser Required?

The requirement for a dry riser is determined by the Scottish Building Standards applicable at the time of construction and the fire strategy developed for the building.

As a general rule, a dry riser may be required where the floor of the highest occupied storey is more than 18 metres above fire service vehicle access level. Below this height, firefighters can typically access upper floors and extend hose lines without a riser.

Height, Access, and Fire Strategy

Above 18 metres, the distance and physical effort involved can make an internal water supply point on each floor necessary for effective firefighting operations.

Dry riser requirements can also be affected by building layout, fire service access, occupancy type, compartmentation, and the agreed fire strategy. For new developments or major refurbishments, the requirement should be confirmed at design stage as part of the building warrant and fire strategy process.

Scottish Fire Safety Duties

Once a dry riser is installed, it should be maintained as part of the building’s fire safety arrangements. In Scotland, the Fire (Scotland) Act 2005 and the Fire Safety (Scotland) Regulations 2006 place duties on dutyholders to maintain appropriate fire safety measures in relevant premises.

A dry riser is a firefighting facility. If it is damaged, obstructed, untested, or unable to hold pressure, it may not be available when the fire service needs it.

BS 9990 Compliance

BS 9990 is the British Standard covering non-automatic fire-fighting water supply systems, including dry risers. It sets out requirements for design, installation, commissioning, inspection, pressure testing, and maintenance.

Dry risers should be installed and tested in line with BS 9990, with certification issued to confirm the system has been inspected, tested, and recorded properly.

Building Warrant and Completion Records

For new build and significant refurbishment projects in Scotland, the dry riser may form part of the fire strategy submitted for building warrant approval. At completion, the installed system should be properly tested, commissioned, and documented.

Bell provides installation drawings for building warrant submission and commissioning documentation at practical completion, helping demonstrate that the dry riser has been installed and tested in line with the agreed specification and BS 9990 requirements.

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Frequently Asked Questions About Dry Riser Systems

What is a dry riser system?

A dry riser is a system of steel pipes installed vertically through a multi-storey building, kept empty during normal use and charged with water by the fire service when needed. At ground level, a breeching inlet allows fire service pump appliances to connect and pressurise the system. On each floor, a landing valve provides a water outlet that firefighters can connect their hoses to, giving them a high-pressure water supply at the point where the fire is without running hose lines up multiple flights of stairs.

When are dry risers required in Scotland?

Dry risers are generally required in buildings where the floor of the highest occupied storey is more than 18 metres above fire service vehicle access level. Below this height, firefighters can typically manage with hose lines from outside. Above it, the physical difficulty and time involved in extending hose up multiple stairs makes an internal water supply on each floor necessary. The exact requirement depends on the building regulations in force at the time of construction and the fire strategy agreed with building control.

How often should dry risers be tested?

BS 9990 requires a full inspection and pressure test at least once every twelve months. Many insurers and fire safety auditors treat an annual certificate as the minimum required evidence of compliance. A six-monthly visual inspection is also recommended under BS 9990, covering the breeching inlet, landing valves, and cabinets. Bell carries out both the annual pressure test and six-monthly visual inspection under planned maintenance contracts.

What is the difference between a dry riser and a wet riser?

A dry riser remains empty during normal use and is charged with water by the fire service from the breeching inlet at the time of a fire. A wet riser is permanently filled with pressurised water maintained by a dedicated building pump, providing instant water supply at landing valves without any external connection. Dry risers are used in buildings up to approximately 60 metres in height. Wet risers are required in taller buildings where the pressure needed to fill a dry riser from a fire service pump becomes impractical.

What are the regulations for dry risers in Scotland?

Dry risers should be designed and installed to BS 9990. In Scotland, the duty to maintain a dry riser arises under the Fire (Scotland) Act 2005 and the Fire Safety (Scotland) Regulations 2006. The Scottish Building Standards and the building’s fire strategy determine when a dry riser is required as part of a new or refurbished building.

How long does dry riser installation take?

For a new build installation being carried out during construction, the riser is typically installed over two to three days with the commissioning test on completion. For a retrofit into an existing occupied building, the programme depends on the number of floors, the complexity of the pipe route, and the access arrangements. Bell confirms the installation programme at the quotation stage based on the specific building.

What happens if a dry riser fails its annual test?

If the riser fails its pressure test, a failure certificate is issued identifying the fault and the location of any leak or failure. Bell aims to carry out remediation work on the same visit wherever possible using replacement parts carried on the engineer’s vehicle. Where the fault requires specialist parts or more extensive work, a follow-up visit is scheduled as a priority and the system is re-tested after remediation to confirm it now passes. A valid certificate cannot be issued until the system passes.

What areas do you cover?

Bell Fire & Security supports commercial and residential buildings across Scotland, including Glasgow, Edinburgh, the Central Belt, and wider Scottish regions. With a fleet of 28 service vehicles and engineers based across the country, we provide fast response times and local knowledge wherever you are. Contact us to confirm coverage for your specific location.

Related Fire and Security Services

■ Fire Alarm Systems

Addressable fire alarm systems to BS 5839-1 covering all floors and integrating with the building’s evacuation strategy, alongside the fire service access provided by the dry riser.

■ Sprinkler Systems

Automatic sprinkler systems may be required where suppression is needed alongside fire service access. Bell can help coordinate sprinkler requirements with the wider fire strategy and competent specialist contractors.

■ Smoke Detector Installation

Smoke and heat detection provides early warning across the building, giving occupants time to evacuate before the fire service arrives and uses the dry riser.

■ Emergency Lighting

Emergency lighting in stairwells, escape routes, and protected areas helps ensure occupants and the fire service can move safely through the building during power failure or reduced visibility.

■ Fire Risk Assessment

The starting point for any fire protection programme. A fire risk assessment helps confirm whether a dry riser is required, whether the existing system remains suitable, and what remediation or installation work may be needed.

Keep Your Dry Riser Compliant and Operational with Bell

Book a free, no-obligation site survey for a new installation quote or annual testing enquiry. Our engineers will assess your building, confirm the scope of works required, and provide a fixed-price quote covering installation, testing, or remediation — whatever your dry riser needs. Whether you have one building or a portfolio of thirty-four, Bell provides the testing, documentation, and maintenance that keeps your compliance record complete.

Prefer to speak to someone directly?

Call: 0141 883 9000

Email: info@bellfiresecurity.co.uk

We aim to respond to all enquiries within one working day.

Dry Riser System Installation, Testing and Maintenance for Multi-Storey Buildings

Dry Riser Services for Every Multi-Storey Building

For Building Owners

For Facilities Managers

For Managing Agents & Residential Blocks

For Property Developers and Main Contractors

Common Applications

What Is a Dry Riser System?

How a Dry Riser Works

How a Dry Riser Works

Key Components

Breeching Inlet

Riser Pipe

Air Release Valve

Landing Valves

Landing Valve Cabinets

Drain Valve

Pressure Gauge Connection

Dry Riser vs Wet Riser — What Is the Difference?

How Our Dry Riser Installation Works

Free Site Survey

System Design and Drawings

Fixed-Price Quote

Professional Installation

Commissioning, Pressure Testing, and Handover

Dry Riser System Features

100mm Galvanised Steel Pipework

BS-Compliant Breeching Inlet

Instantaneous Landing Valves

Automatic Air Release Valve

Full System Drain

Fire-Stopped Penetrations

Commissioning and Annual Certificates

Why Choose Bell for Your Dry Riser System?

Competent Dry Riser Delivery

BS 9990 Compliance Throughout

Same-Day Certificates

Remediation on the Same Visit

Trusted Since 1919

Dry Riser Maintenance, Testing and Inspection

Annual Inspection and Pressure Test — What BS 9990 Requires

Six-Monthly Visual Inspection

Remediation and Repairs

What the Annual Inspection Covers

Protect Your Property — Book a Free Site Survey

How Much Does Dry Riser Installation and Maintenance Cost?

Number of Floors Served

Riser Pipe Route

Breeching Inlet Position

Cabinet Specification

Annual Testing

Dry Riser Legal Requirements and Compliance in Scotland

When Is a Dry Riser Required?

Height, Access, and Fire Strategy

Scottish Fire Safety Duties

BS 9990 Compliance

Building Warrant and Completion Records

Recent Dry Riser Articles

Fire Alarm or False Alarm? Here’s What to Do

Why Trapped or Pinched Electrical Cables are Fire Risks

Learn How Many Smoke Alarms You Need

Our Installation Work

Frequently Asked Questions About Dry Riser Systems

Related Fire and Security Services

■ Fire Alarm Systems

■ Sprinkler Systems

■ Smoke Detector Installation

■ Emergency Lighting

■ Fire Risk Assessment

Keep Your Dry Riser Compliant and Operational with Bell