BAE CONTROL SYSTEMS
Witness Testing
At BAE Control Systems, we provide independent third-party witness testing for fire alarm and security systems, ensuring new-build developments meet not only regulatory compliance but also the high standards expected in life safety and building security.
As a BAFE accredited organisation with a dedicated team of in-house consultants, we are uniquely positioned to offer both technical assurance and expert guidance throughout a project’s lifecycle. Our work spans across a wide range of systems including fire alarms, emergency voice communication, AOVs, sprinkler interfaces, and integrated security, where clarity and correct implementation are critical.
In our experience, we frequently encounter grey areas in system integration, unclear lines of responsibility, and assumptions that compromise compliance. It’s not uncommon to see fire companies installing systems strictly to consultant drawings, even when they hold full design responsibility. Likewise, we’ve been approached by witness testers unsure of what their verification scope includes a concerning sign in an industry where every detail matters.
At BAE Control Systems, we take a proactive, hands-on approach. We go beyond the paperwork to ensure all systems communicate correctly and function in accordance with both design intent and relevant British Standards. Our goal is to support not just compliance on paper, but real-world readiness where systems work seamlessly, and lives are genuinely protected.
We believe that accountability must run through every stage of the construction process. By offering truly independent verification with technical depth, we give developers, contractors, and end-users the confidence that their building is safe, secure, and compliant from day one.
We're Here to Assist You.
MOST COMMONLY ASKED QUESTIONS
Frequently Asked Questions
What is witness testing?
Witness testing for fire and security systems is a quality assurance process where a client or third-party representative observes the testing of installed systems—such as fire alarms, smoke detectors, access control, CCTV, Automatic Opening Vents (AOVs), smoke control systems, lift shutdown, and disabled refuge systems—to ensure they function correctly and comply with design specifications, safety standards, and regulatory requirements. This process verifies the integrated performance of all life safety systems before handover, builds client confidence, and ensures legal and contractual compliance. Typically, it results in a signed report confirming that the systems have been tested in accordance with relevant standards and have passed all required operational checks.
Why is independent witness testing needed?
Independent witness testing is needed to provide an unbiased, objective verification that fire and security systems are installed and functioning correctly according to design, safety standards, and regulatory requirements. It ensures transparency and builds trust between the installer, client, and regulatory authorities by confirming that testing is thorough and reliable. Additionally, independent witnessing helps identify issues early, reduces the risk of system failures, supports legal and insurance compliance, and provides documented proof that systems meet all contractual and safety obligations before they are commissioned.
What systems do you test?
For fire and security systems, witness testing typically covers a range of critical safety and protection systems, including:
• Fire alarm systems
• Smoke detectors and smoke control systems
• Automatic Opening Vents (AOVs)
• Emergency lighting
• Access control systems
• Closed-circuit television (CCTV)
• Intruder alarm systems
• Lift shutdown and recall systems
• Disabled refuge systems
• Sprinkler and suppression systems (where applicable)
These tests verify that each system functions correctly, integrates properly with others, and complies with relevant safety standards and regulations.
When should witness testing happen?
Witness testing should take place during the commissioning phase, after the installation of fire and security systems is complete but before the system is fully operational or handed over to the client. Ideally, it occurs once all components are installed and initial internal tests have been performed by the contractor, ensuring the system is ready for full functional testing. Early scheduling of witness testing helps identify and resolve any issues promptly, avoiding delays in project completion and ensuring compliance with safety standards and contractual requirements before final approval and occupancy.
What makes your approach different?
What makes our approach different is our commitment to thoroughness, transparency, and expertise. We don’t just check paperwork—we get hands-on with systems, test the integrations, and spot the grey areas others might miss. Our completely independent status ensures there’s no conflict of interest, providing honest, expert feedback based on British Standards and years of experience. We combine detailed, industry-standard testing protocols with clear communication, so all stakeholders fully understand the process and results. Our team’s deep technical knowledge of fire and security systems—including complex integrations like smoke control, AOVs, and disabled refuge systems—ensures every critical function is rigorously tested. We prioritize early engagement to identify potential issues sooner, helping projects stay on schedule and compliant. Finally, we deliver comprehensive, easy-to-understand reports that support regulatory approvals and give clients complete confidence in their system’s safety and reliability.
Do you follow UK fire safety regulations?
Yes, we strictly follow UK fire safety regulations and ensure full compliance with all relevant standards and regulatory bodies. Our witness testing aligns with key British Standards, including:
• BS 5839 (Fire detection and alarm systems for buildings)
• BS 7273 (Code of practice for the operation of fire protection measures)
• BS 9999 (Fire safety in the design, management and use of buildings)
• BS 8629 (Fire detection and fire alarm systems in residential buildings)
We also comply with the Building Regulations Approved Document B (Fire Safety), the Regulatory Reform (Fire Safety) Order 2005 (RRO), and guidance from the Local Fire and Rescue Authorities. Our work is aligned with recommendations from UK bodies such as the National Fire Chiefs Council (NFCC) and the Fire Industry Association (FIA). Additionally, we meet requirements set by insurers to ensure systems are fully compliant with legal, safety, and insurance standards throughout the commissioning and handover process.
What issues do you usually find?
During witness testing of fire and security systems, we frequently identify a range of issues—many of which can compromise safety, delay handover, or lead to non-compliance. Some of the most common problems we see include:
• Systems not talking to each other properly – poor or missing integration between fire alarms, AOVs, smoke control, lift shutdown, access control, and other critical life safety systems.
• Unclear design responsibilities – confusion between contractors or suppliers over who is responsible for what, often leading to gaps or overlaps in system design and delivery.
• Fire alarms installed to specification, but not to standard – systems may meet the project brief but fail to comply with British Standards such as BS 5839.
• Assumptions made between contractors – critical interfaces or tests are missed because one party assumes another is handling it.
• Commissioning done too late, or not thoroughly enough – resulting in rushed sign-offs, missed faults, or incomplete functionality.
• Incorrect system configuration – such as cause-and-effect logic not aligned with the fire strategy.
• Missing or faulty devices – including non-functional detectors, beacons, emergency lights, or incorrectly positioned components.
• Incomplete or inaccurate documentation – such as missing zone charts, test records, or as-built drawings.
• Disabled refuge systems not operational – or not communicating effectively with the fire control point.
• Non-compliance with British Standards – such as improper cabling, incorrect device spacing, or the use of non-certified products.
Another key issue we see is third-party witnesses who lack familiarity with the systems they’re inspecting. In some cases, sign-offs are based solely on paperwork or visual checks—without truly understanding how the systems should behave. This can result in dangerous oversights, especially with integrated or complex systems like smoke control, AOVs, or lift recall.
These problems often go unnoticed without independent, experienced testing—and they put compliance, project timelines, and life safety at serious risk if not picked up and resolved. Our role is to provide hands-on, expert verification of every component and interface, ensuring nothing is missed and the system is truly fit for purpose before handover.
Who typically uses your witness testing services?
Our witness testing services are used by a wide range of clients across the fire and security industry who need assurance that systems are safe, compliant, and fully operational before handover. Typical users include:
• Main contractors and construction firms – to ensure fire and life safety systems are properly commissioned and ready for client sign-off.
• MEP (Mechanical, Electrical, and Public Health) contractors – who need independent validation of system integrations and compliance.
• Developers and building owners – seeking peace of mind that their buildings meet legal requirements and are safe for occupancy.
• Consultants and fire engineers – who require third-party verification to support their design intent and compliance strategies.
• Facilities managers and estate teams – ensuring new or refurbished systems are correctly installed and commissioned.
• Housing associations and local authorities – needing independent oversight of life safety systems in residential or public buildings.
• Insurance providers and risk assessors – who often require independent verification of critical systems for policy and liability purposes.
Ultimately, anyone responsible for delivering, managing, or signing off fire and security systems benefits from our independent, expert testing and honest feedback.
