Passive fire protection is built into the structure of a building, helping to contain the spread of fire. However, these systems can degrade over time, become outdated or be compromised after a fire. A passive fire protection survey keeps these systems safe by identifying potential risks and non-compliance with fire safety regulations. In this article, we’ll explore the key signs that indicate your passive fire protection needs surveying.
What is Passive Fire Protection?
Passive fire protection is a term used to describe structural components and systems that slow down or stop the spread of fire and smoke. Often made from fire-resistant materials, this can include:
- Fire compartmentation: Divides a building into fire-resistant compartments to prevent the spread of flames.
- Fire doors: Designed to withstand fire and smoke for a certain period of time.
- Cavity barriers: Installed in concealed spaces such as walls, ceilings and floors to prevent fire from spreading between compartments.
- Intumescent coatings: Expands and forms a protective layer when exposed to heat, which protects the underlying structure.
Passive fire protection systems are not designed to put out a fire but to prevent it spreading to other parts of the building. They provide valuable time for people to escape to safety and for emergency services to access the building.
The Importance of Regular Passive Fire Protection Surveys
Under the Fire Safety Order 2005 and Building Safety Act 2022, property owners must maintain and inspect passive fire protection systems. Neglecting these responsibilities could lead to legal and financial consequences.
Regular passive fire protection surveys help you comply with fire safety laws. They should be carried out by a qualified professional, who can identify potential risks and non-compliance.
Signs Your Passive Fire Protection Needs Surveying
No Fire Strategy or Outdated Documentation
If your building does not have a current fire strategy or if it was last reviewed several years ago, it is likely that the compartmentation layout, cavity barriers, and fire stopping have never been formally checked against today’s standards. You are not obliged to retrospectively bring the whole building up to modern standards. But you must maintain the compartmentation to perform as intended and, if evidence shows it’s insufficient for the current risk, upgrading is the responsible course of action. Fire compartmentation in existing buildings doesn’t have to be automatically upgraded to today’s standards. However, it must remain fit for purpose under the Fire Safety Order. If the building’s use, occupancy, or risk profile has changed or if the FRA highlights inadequacies then updating to align with current standards may be necessary.
Upcoming Fire Risk Assessment
A Fire Risk Assessment (FRA) should review the suitability of the existing compartmentation. An FRA is limited if there is no data on compartmentation. Having a PFP survey provides clear evidence of construction, defects, and remedial priorities supporting the assessor’s report and your legal compliance.
Old Infrastructure
Older buildings may have been built with materials that aren't as fire-resistant as those used in modern construction. As a result, they might not be able to withstand a fire or could collapse more easily. The passive fire protection systems in these buildings may have also deteriorated over time and no longer function properly. Under the Regulatory Reform (Fire Safety) Order 2005 (FSO) in England and Wales, the Responsible Person must ensure that the building is safe and that fire precautions (including compartmentation) are maintained in an effective condition. This does not mean you must upgrade the building to the latest edition of Approved Document B (ADB) or BS 9999. It does mean you must be able to demonstrate that the existing compartmentation provides adequate protection for life safety in today’s use of the building.
Recent Changes in the Building
If the building’s use or occupancy has changed, such as converting office space into residential, it can affect fire protection. Different types of buildings have different fire safety requirements. Residential spaces, for example, may have more people living in them, which increases the risk of fire. As a result, the number of fire doors needed could change based on the building’s occupancy.
A passive fire protection survey ensures these doors are properly installed and maintained. Additionally, if the building has been expanded or renovated, the passive fire protection systems will need to be updated and surveyed to meet the new safety needs.
Building Alterations or Refurbishment
Any structural change, new service penetrations, or refurbishments can compromise fire stopping or create unprotected openings. A survey ensures that compartment lines are reinstated correctly.
Visible Damage
Any visible signs of damage, such as cracks, gaps or wear on fire-resistant walls, doors or seals, should prompt a survey. Even small cracks or gaps can allow fire and smoke to spread, which defeats the purpose of these fire-resistant barriers. Damaged seals or doors will not function properly during a fire. This compromises the effectiveness of these systems and puts people's lives at risk. A passive fire protection survey can identify any damages and offer the best solutions to have them repaired or replaced.
Following a Fire
A minor or major fire or smoke damage could impact passive fire protection, which would require a survey. Fire and smoke can weaken fire-resistant materials and damage fire doors, reducing their ability to contain future fires. Even if the damage isn’t immediately visible, the integrity of walls, ceilings or fire-stopping barriers could be affected. Regular inspections and surveys help assess the extent of the damage, ensuring that all fire protection measures remain effective and meet safety regulations.
Regular Passive Fire Protection Surveys
Regardless of these specific issues, annual and regular surveys help identify potential risks before they become serious hazards. Proactive maintenance is always better than reactive repairs. In summary: If you don’t have clear, up-to-date evidence that your building’s passive fire protection measures are intact, effective, and compliant, then it’s time to commission a survey.
What Happens During a Passive Fire Protection Survey
A passive fire protection survey involves a detailed inspection of a building's structural designs that limit the spread of fire. This includes examining the condition of:
- Fire-rated walls and compartments, floors, ceilings and doors.
- Checking that gaps around pipes and cables are sealed with fire-stopping materials.
- Testing the operation of fire doors, including their closing mechanism, intumescent seals and ability to latch.
- Assessing the fire resistance of the construction materials to make sure they meet building codes.
These surveys are carried out by fire professionals, who at the end will provide a detailed report of any non-compliant areas, risks and any actions that need to be taken.
Learn more in our full guide about what is identified durring a compartmentation survey.
Passive Fire Protection Surveys at GRJ Surveying
At GRJ Surveying, we can ensure your passive fire protection system is safe and up to date with legal requirements. If we have any recommendations, our sister company, GRJ Contracting, can amend your structure.
Read our previous article to learn more about what’s included in a full passive fire protection survey. If you have any questions or need assistance, don’t hesitate to contact us.
Share this post:
