Non-Compliant Passive Fire Installations – A One Off or A Worrying Trend?

Last week, we were engaged by the end client to spot-check the passive fire controls during the refurbishment of a large office complex. Our role was to ensure that the work carried out was consistent with the requirements agreed upon in the fire strategy and relevant standards and that the quality of work satisfied the functional requirements of the Building Regulations.

In our report, we highlighted that the project encountered several challenges. We believe unqualified contractors were responsible for installing life safety elements, leading to potential risks for future building occupants. Additionally, a concerning number of inadequately installed passive fire protection elements were identified, which will need to be addressed and cause significant delays, plus additional costs to the project. Sadly, when discussing with the contractors, the workers carrying out the project were unaware of the intended function of these details or systems and lacked the necessary demonstrable competence. The project had appointed specialist fire-stopping installers, but the reporter soon found that certain details had been installed by various parties without the required qualifications. Additionally, these parties failed to record and document their work properly, thus not following the client’s intended principles of the golden thread.

As this was just a sample survey and not a full survey, it was limited to the core parts that were accessible on the day; however, the following issues were found regarding the installation of fire protection elements within plasterboard partitions by dry lining operatives lacking appropriate accreditation or expertise in fire stopping:

1. Inadequate products were used that would not function properly in the installed arrangement.
2. Products from different manufacturers were inappropriately mixed with each other, thus not meeting any standard (tested and certified) installation detail.
3. Products that may have been appropriate were installed incorrectly, thereby creating a breach in the fire-resisting element.
4. Fire protection elements such as intumescent putty pads behind electrical sockets, smoke seals of fire doors along the escape routes, and linear joint seals were found to be missing altogether.
5. Fire-resisting door sets were inadequately installed, either because they did not adopt a specific detail or because the installation was based on architectural drawings that were subject to significant alterations from the tested details without any supporting information.
6. Fire dampers were not appropriately installed, and gaps were observed around the items.

It was most disappointing to receive responses from technical specialists on site trying to justify the inappropriate works that had already been completed; instead of acknowledging these shortcomings and rectifying them, they decided to question the integrity of our inspection. Surely, it is expected that any fire-stopping or passive fire protection works are carried out by competent professionals. However, you may be surprised to learn that there is no legal requirement for third-party accredited installers to carry out these works. Regulation 7 of the Building Regulations clearly states that materials should be of suitable and good quality for their intended use and the conditions they will be exposed to. Also, workmanship should be such that, when applicable, materials are properly mixed, prepared, applied, used, or fixed to fulfil their intended functions adequately.

Maintaining a clear record of all life safety elements is important to hold people accountable for their work. Not only does this assure the building’s occupants of their safety, but it also ensures that the building can be properly maintained for its entire lifespan.

Ensuring continuity in the design process is crucial by following the principles of the golden thread of information. It is essential for fire engineers to be involved throughout all design and construction stages up to handover to mitigate risks and ensure that the fire safety principles are correctly adopted. Emphasising the importance of third-party accreditation, quality assurance, and accurately recording evidence is also necessary. These aspects provide assurance of the competence and quality of workmanship of contractors carrying out the works.