What to Watch Out For and How to Fix Them
When it comes to fire safety, older buildings often present unique challenges. Whether due to outdated building codes, wear and tear, or improper modifications over time, many older structures fall short of modern passive fire protection standards. These gaps in fire safety can leave occupants and property at risk if not properly addressed.
In this post, we’ll explore some of the most common passive fire protection missteps found in older buildings and how to avoid or correct them.
1. Missing or Damaged Fire-Stopping Materials
One of the most common issues in older buildings is missing or deteriorated fire-stopping around service penetrations—areas where pipes, cables, or ducts pass through walls or floors. Over time, fire-stopping materials like sealants and collars can degrade, or they may have never been installed correctly in the first place. This leaves gaps that allow fire and smoke to spread quickly.
Solution: Conduct a thorough inspection to identify missing or damaged fire-stopping materials. Replace or install the correct fire-stopping products, such as intumescent sealants and wraps, to properly seal penetrations and restore fire barriers.
2. Non-Compliant Fire Doors
Fire doors are critical for compartmentalising a building during a fire, but many older buildings have doors that are either non-compliant or have been poorly maintained. Common issues include fire doors not fitting properly, missing intumescent strips, or having gaps that allow smoke and fire to pass through. In some cases, regular doors are mistakenly used as fire doors without meeting required standards.
Solution: Inspect all fire doors to ensure they meet current fire safety regulations. This includes checking for proper installation, confirming the presence of intumescent seals, and making sure there are no gaps around the door when it’s closed. Replace non-compliant doors with certified fire-rated ones.
3. Inadequate Compartmentalisation
Older buildings often lack proper compartmentalisation—sections that limit the spread of fire and smoke. Walls, floors, and ceilings may not have the necessary fire-resistance ratings, or partitions might have been altered without maintaining their fire protection properties. This can lead to uncontrolled fire spread, turning a small fire into a major disaster.
Solution: Review the building’s compartmentation by assessing the fire resistance of walls, floors, and ceilings. Reinforce or upgrade partitions to meet current standards, using fire-resistant materials like protective boarding to create effective barriers.
4. Outdated or Non-Fire-Resistant Materials
In older buildings, construction materials may not be fire-resistant or may have degraded over time. Timber beams, plasterboard walls, and insulation used in older construction may not meet modern fire-resistance standards, posing a significant risk during a fire.
Solution: Consider upgrading key structural elements with fire-resistant alternatives. This could involve applying intumescent coatings to steel beams or replacing outdated insulation with non-combustible materials. Where full replacements aren’t possible, use fire protective boarding to add an extra layer of resistance.
5. Unsealed Voids and Cavities
Voids and cavities—hidden spaces behind walls, ceilings, or floors—are often overlooked in older buildings. These spaces can act as a path for fire and smoke to travel unchecked, spreading the fire faster than expected. Many older buildings weren’t designed with proper cavity barriers, leaving them vulnerable.
Solution: Inspect hidden voids and cavities to ensure they are sealed with appropriate fire barriers. Cavity barriers and fire-stopping products should be installed in these areas to prevent fire from spreading through unseen spaces.
6. Lack of Regular Maintenance and Upkeep
Finally, a major issue with passive fire protection in older buildings is neglect. Over the years, fire safety features such as fire doors, fire-stopping, and compartmentalisation can wear down or be compromised by renovations or other changes. Regular inspections and maintenance are often overlooked, especially if fire safety standards have changed since the building was constructed.
Solution: Implement a routine maintenance plan that includes regular inspections of all passive fire protection elements. Any damaged or non-compliant materials should be promptly repaired or replaced, and all modifications to the building should be assessed to ensure they don’t compromise fire safety.
Conclusion
Older buildings often have charm and character, but without proper passive fire protection, they can also be fire hazards. Identifying and addressing these common missteps is crucial for ensuring that older structures meet modern fire safety standards. With the right inspections, upgrades, and maintenance, you can bring even the oldest building up to code and provide safe, compliant spaces for occupants.