What does the law actually require?
The Regulatory Reform (Fire Safety) Order 2005 (as amended) applies to most non-domestic premises in England and Wales, and to the common parts of blocks of flats. It places duties on the Responsible Person, usually the employer, owner or person in control of the premises.
Two duties matter most here. The Responsible Person must carry out a suitable and sufficient assessment of fire risk. And they must keep fire safety measures maintained in an efficient state, in efficient working order and in good repair. Compartmentation, the fire-resisting walls and floors that divide a building and the fire stopping that keeps them intact, is one of those measures.
The law does not say how the Responsible Person must check compartmentation. It requires the outcome: that it is maintained.
Did the Fire Safety Act 2021 change anything?
Yes, for buildings with two or more sets of domestic premises. The Fire Safety Act 2021 confirmed that the Order applies to the structure, external walls and flat entrance doors of those buildings, as well as the common parts. That puts the walls and floors separating flats from the common parts clearly within the Responsible Person's duties.
The Fire Safety (England) Regulations 2022 add further duties for multi-occupied residential buildings in England, and the Building Safety Act 2022 applies to higher-risk buildings. See higher-risk buildings.
Why do Responsible Persons commission surveys?
Most fire stopping is hidden in risers, above ceilings and in plant rooms. A fire risk assessment is a broad assessment of the whole premises and may not include lifting tiles in every room or opening every riser. Without a closer look, a Responsible Person cannot know whether compartmentation has been damaged by years of building work.
A compartmentation survey gives them that evidence: a photo-evidenced record of what was found, where, with a recommended remedy for each observation.
When might a fire risk assessment recommend one?
A Fire Risk Assessor may recommend a survey when they see signs of problems they cannot fully inspect, such as unsealed penetrations in a visible riser, recent building work, missing records, or a building whose construction makes hidden defects likely. The recommendation is the assessor's professional judgement for that building.
What about Scotland and Northern Ireland?
Different legislation applies in Scotland and Northern Ireland, and our surveys work to it.
Frequently asked questions
Can we be prosecuted for not having a compartmentation survey?
The law does not name a compartmentation survey. Enforcement relates to the Responsible Person's duties, such as keeping fire safety measures maintained.
Does our fire risk assessment count as a compartmentation survey?
Not usually. A fire risk assessment covers the whole premises and may not include detailed inspection of hidden fire stopping. Ask your Fire Risk Assessor what they inspected.
Who is the Responsible Person?
Usually the employer, owner or person in control of the premises. See our guide on who is responsible for fire stopping.
Does a survey prove our building is compliant?
No. A survey records what was observed. Decisions about the building are for the Responsible Person, with their Fire Risk Assessor.
What type of survey do we need?
It depends on the building and your fire risk assessment. See our page on compartmentation survey types.