Fire Stopping Surveys

Fire stopping is a critical element of passive fire protection, designed to prevent the spread of fire and smoke through a building by maintaining the integrity of fire-resisting walls and floors. While often hidden from view, defective or missing fire stopping is one of the most common causes of compartment failure during fires.

A professional fire stopping survey identifies breaches, deterioration, or non-compliant installations that could compromise fire safety. These surveys are increasingly important in buildings that have undergone refurbishment, service upgrades, or changes of use.

Our fire stopping surveys help Responsible Persons understand the condition of existing fire stopping and identify remedial works needed to support compliance and life safety.

Under the Regulatory Reform (Fire Safety) Order 2005, the Responsible Person must ensure that fire precautions, including passive fire protection such as fire stopping, are maintained in an effective state.

What Is the Purpose of a Fire Stopping Survey?

A fire stopping survey is a detailed inspection and report that identifies where fire-resisting walls, floors, and compartments have been breached by services or building works.

The purpose of the survey is to:

• Identify defects, gaps, and unsealed penetrations
• Assess whether existing fire stopping is suitable and effective
• Confirm alignment with the building’s fire strategy and regulations
• Provide clear, prioritised remedial recommendations

Fire stopping surveys are often commissioned following findings from a fire risk assessment, after refurbishment works, or where the integrity of compartmentation is uncertain.

What Is Fire Stopping?

Fire stopping refers to the sealing of openings and joints in fire-resisting construction to prevent fire and smoke from passing between compartments.

These openings are commonly created by:

• Pipes and ductwork
• Electrical cables and trays
• Data and telecoms services
• Structural movement joints
• Ceiling and floor penetrations

Without effective fire stopping, even well-designed compartment walls and floors can fail in a fire.

Fire Stopping as Passive Fire Protection

Fire stopping is a core component of passive fire protection, which works alongside active systems such as alarms and sprinklers to contain fire and protect escape routes.

• Unlike active systems, passive fire protection:
• Does not rely on activation or human intervention
• Works continuously once correctly installed
• Is critical to evacuation strategies and firefighter safety

What Are Fire Stopping Materials?

Fire stopping materials are selected based on the type of penetration, fire-resistance requirement, and surrounding construction.

Common fire stopping materials include:

• Intumescent mastics and sealants
• Fire-resistant foams
• Cementitious mortars
• Fire batts and pillows
• Intumescent wraps and sleeves

Materials must be installed in accordance with tested systems and manufacturer guidance to perform correctly in a fire.

What Are Fire Stopping Products?

Fire stopping products are used to maintain fire resistance where services pass through fire-resisting elements.

Common products include:

Fire Collars

Installed around combustible pipes, fire collars contain intumescent materials that expand during a fire to seal the opening as the pipe softens or melts.

Fire Covers

Often used above recessed lighting or ceiling penetrations, fire covers help reinstate fire resistance where ceilings have been breached.

Fire Sealants and Gap Fillers

Used to seal smaller gaps and service penetrations, these products expand when exposed to heat, preventing fire and smoke spread.

What Are the Fire Stopping Regulations?

Fire stopping requirements are primarily driven by the Building Regulations, supported by Approved Document B, which provides guidance on limiting the internal spread of fire.

Building Regulations require that:

• Fire-resisting walls and floors maintain continuity
• Joints and service penetrations are adequately sealed
• Fire resistance is not compromised by building services

Under fire safety law, the Responsible Person must also ensure that fire precautions, including fire stopping, are maintained in an effective state.

The Fire Safety Act clarified that fire risk assessments must consider the structure of the building, including walls, floors, and service penetrations, reinforcing the importance of effective fire stopping

When Is a Fire Stopping Survey Needed?

A fire stopping survey is recommended where:

• Refurbishment or building works have taken place
• The building is older and documentation is limited
• Defects are suspected or visible
• A fire risk assessment identifies compartmentation concerns
• Enforcement authorities request further investigation

Competence and Evidence

Fire stopping surveys should be undertaken by a competent person with knowledge of building construction, fire safety principles, and passive fire protection systems.

Survey findings should be supported by:

• Photographic evidence
• Clear location references
• Practical remedial recommendations

This ensures that Responsible Persons can prioritise and address issues effectively.

Our Experience With Fire Stopping Surveys

We carry out fire stopping surveys across a wide range of building types, including offices, residential blocks, care homes, healthcare premises, education buildings, and complex multi-storey sites.

Our experience includes surveying buildings where fire stopping has been compromised by refurbishment works, undocumented service installations, legacy construction methods, or poor historic workmanship. These issues are often concealed above ceilings, within risers, or behind service enclosures and may not be visible during a standard fire risk assessment.

We understand how fire stopping contributes to effective compartmentation, evacuation strategy, and firefighter safety. Our surveys focus on identifying practical, evidence-based defects, supported by photographic records and clear, prioritised recommendations that Responsible Persons can act upon.

Our approach helps clients understand not just where fire stopping has failed, but why it matters, how it affects the building’s fire strategy, and what is required to restore compliance and maintain life safety.

Conclusion

Fire stopping surveys play a vital role in maintaining the integrity of fire compartments and protecting occupants, escape routes, and property.

By identifying hidden defects and non-compliant installations, a professional fire stopping survey provides clarity, supports compliance, and helps reduce fire risk within complex buildings.