What is an unsealed service penetration?
A hole where a pipe, cable, duct or tray passes through a fire-resisting wall or floor with nothing sealing it. It is the most common defect, and often the most obvious once a riser door is opened or a ceiling tile lifted. Holes are also left where services have been removed and the opening never closed.
Why is non-fire-rated foam a problem?
General-purpose expanding foam looks similar to some fire-rated products, and it is widely used to fill gaps quickly. Unless it is a product tested for that application, it may not hold back fire. Surveyors look for product labels or identifying features, and record where foam is found and whether it can be identified.
What gaps appear around pipes, cables and ductwork?
Even where a seal exists, it may not close the whole gap: a collar that does not fit the pipe, mastic that has shrunk or cracked, a batt with gaps at its edges, or ductwork passing through with no seal around it. Gaps also appear when extra cables are pushed through an existing seal.
Why do risers and suspended ceilings hide so many defects?
Risers carry many services through every floor, and they are opened again and again by different trades. Each visit can leave a breach in the floor slab. Above suspended ceilings, compartment walls should usually continue to the slab, and services run through them; because the area is out of sight, breaches can remain undiscovered for years.
How common are missing cavity barriers in roof voids?
Roof voids are one of the places where compartment lines most often break down. A compartment wall below may stop at the ceiling with nothing continuing it into the roof space, or a cavity barrier may be missing, damaged or holed by services. See fire stopping vs cavity barriers.
Why do new services cause so many problems?
The original fire stopping may have been installed well, but every later contractor who runs a new cable, pipe or duct through it can undo that work. Data, security, heating and electrical upgrades are frequent causes. This is why re-checking after works through fire-resisting walls or floors is good practice. See how often fire stopping should be inspected.
What happens after defects are found?
Our fire stopping survey report photographs, locates and describes each observation, with a recommended remedy. We do not grade risk or rank priorities; the Responsible Person decides, with their Fire Risk Assessor. If you want the defects put right, see fire stopping remedial works.
Frequently asked questions
What is the most common fire stopping defect?
Unsealed service penetrations, particularly where new services have been added or old ones removed.
Is expanding foam always a defect?
No. Some foams are tested fire-rated products. General-purpose foam that is not tested for the application is the problem.
Can defects be found without opening up?
Many can, in risers, ceiling voids and plant rooms where access is provided. Defects behind finished surfaces may need intrusive inspection.
Do you tell us which defects are most serious?
No. We report each observation with a recommended remedy; priorities are for the Responsible Person and their Fire Risk Assessor.
Can you fix the defects you find?
We offer remedial works, quoted separately once the scope has been verified on site.