Smoke vent rooflights (AOVs) for Bathgate: the essentials
Smoke vent rooflights (AOVs) in Bathgate means automatic smoke ventilators at the head of stairwells and atria. We cover the EH48 district and the rest of Edinburgh and the Lothians, with a survey before any price is fixed.
Short winter days in Scotland make every square metre of overhead glass count, so rooflight sizing matters. Think of smoke vent rooflights (AOVs) for blocks of flats and commercial buildings with a smoke strategy.
Bathgate sits about 8 km from Livingston and 13 km from Bo'ness, and we cover the whole EH48 postcode district and the roads in between.
What you can choose
- Service and test plans
- Electric (24 V) or pneumatic actuation
- Glazed rooflight or louvred vent
- Rain and wind sensors for daily vent use
- Control panel with battery backup
- Also usable for day-to-day ventilation
- Replacement of failed or obsolete units
What to check first
- The product should be certified to BS EN 12101-2 as a natural smoke and heat exhaust ventilator
- Replacing a vent with a non-equivalent product can affect the fire strategy
Rules and responsibilities in Bathgate
Smoke vents are life-safety equipment: in Scotland the duty holder must keep them maintained under the Fire (Scotland) Act 2005 and the Fire Safety (Scotland) Regulations 2006. We supply manufacturer-certified units and arrange installation, commissioning and servicing through specialist smoke-control engineers.
For non-domestic buildings in Scotland, the non-domestic Technical Handbook (section 6) sets the energy standards for rooflights; we supply the manufacturer's data for the building warrant. Fire classification of rooflight materials near boundaries is checked at specification.
See our building regulations guide for U-values, glazing limits and self-certification.
Guide prices for Bathgate
Guide prices for smoke vent rooflights (AOVs) in Bathgate are the same as anywhere we work — what changes the price is the job: access, structure, scaffold and finishing.
| Option | Guide price inc VAT | Ex VAT |
|---|---|---|
| Large glazed AOV with actuators | £4,795 – £7,795 | £3,995 – £6,495 |
| Standard glazed AOV Typical | £3,595 – £4,795 | £2,995 – £3,995 |
| Replacement vent onto existing upstand | £2,995 – £3,595 | £2,495 – £2,995 |
From enquiry to finished job
- Tell us what you have. Send the EH48 postcode, a rough size and a couple of photos.
- Free site visit. For new installs we survey free, measure and confirm the roof detail.
- Written price. You receive a fixed price listing the unit, the work and the lead time.
- Fitting and handover. We install, clean down and leave product and warranty documents.
Nearby towns
Other services in Bathgate
Common questions
Do you design the smoke strategy?
No — the strategy comes from the building's fire engineer or designer. We supply, install, commission and service to it.
Can a smoke vent be used for normal ventilation?
Many dual-purpose units also open for daily ventilation, closing automatically in rain.
How often should AOVs be tested?
Industry guidance recommends regular functional checks and at least annual servicing. Your fire risk assessment sets the regime.
Can you work alongside my builder in Bathgate?
Yes. On new extensions we fit once the opening and upstand are ready and coordinate dates with your builder.
Do I need to be at home for the survey in Bathgate?
Yes — someone needs to let us into the room below and, where possible, show us how the roof is reached.
