How Building Services Compromise Passive Fire Protection Without Anyone Noticing

Passive fire protection is often compromised quietly and gradually. Not by major refurbishments, but by everyday building services work that goes unchecked.

For facilities managers and estates teams, this is one of the most difficult risks to control. Small electrical works, IT upgrades, mechanical repairs, and routine maintenance can all breach fire-resisting elements without triggering alarms or immediate concern.

This article explains how building services compromise passive fire protection over time, why these failures are often missed, and what duty holders should be doing to regain control.

Why Passive Fire Protection Is Vulnerable to Day-to-Day Works

Passive fire protection is built into the structure of a building. Walls, floors, ceilings, and service penetrations are all designed to resist fire for a set period.

The problem is that buildings never stay the same.

Over time:

• New cables are installed

• Pipework is altered

• Ventilation systems are upgraded

• Data and security systems are added

Each intervention introduces risk if fire integrity is not reinstated correctly.

Electrical Works and Fire Stopping Failures

Electrical works are one of the most common causes of passive fire protection failure.

How this happens

• New cables installed through compartment walls

• Containment added without fire stopping

• Redundant cables left in place

• Temporary solutions becoming permanent

Unless penetrations are correctly sealed, the compartment is compromised.

This is why professional fire stopping is critical whenever services pass through fire-resisting elements.

Mechanical and Plumbing Works That Breach Compartmentation

Mechanical and plumbing works often involve larger penetrations, increasing the risk.

Common examples include:

• Pipework rerouted through compartment walls

• Valves and access points installed without sealing

• Insulation removed and not reinstated

Even small gaps can allow smoke and fire to spread rapidly between compartments.

This directly undermines fire compartmentation and escape route protection.

IT, Data, and Security Installations

IT upgrades are frequent and often urgent. Unfortunately, they are also a major source of unnoticed breaches.

Typical issues include:

• Data cabling installed without fire stopping

• Access panels left unsealed

• Multiple small penetrations creating cumulative risk

Because these works are perceived as low-risk, they are rarely inspected afterwards.

Ventilation Systems and Fire Damper Risks

Ventilation systems are designed to pass through fire-resisting walls and floors. This is why fire dampers are installed.

Problems arise when:

• Dampers are obstructed during works

• Access panels are poorly reinstated

• Dampers are damaged or disconnected

• Testing access is blocked

Without inspection and testing, these failures remain hidden.

Why These Failures Are Rarely Detected Immediately

Passive fire protection failures do not announce themselves.

They are often missed because:

• Works are considered minor

• Responsibility is unclear

• No post-work inspection is carried out

• Records are not updated

Fire risk assessments may note concerns, but they cannot identify every concealed breach without intrusive inspection.

The Cumulative Effect of Small Works

One penetration may seem insignificant. Over time, dozens of small breaches can completely undermine a compartment.

This is particularly common in:

• Hospitals

• Office buildings

• Educational facilities

• Large commercial premises

Without active management, passive fire protection degrades steadily.

Who Is Responsible for Managing This Risk?

Responsibility sits with the duty holder or responsible person.

This includes ensuring that:

• All building works consider fire integrity

• Contractors understand passive fire protection requirements

• Fire stopping is reinstated correctly

• Inspections are carried out

Delegating work does not delegate responsibility.

How Facilities Teams Can Regain Control

Effective control requires a structured approach.

Key actions include:

• Clear contractor rules for fire stopping

• Permit-to-work processes for service penetrations

• Post-work inspection requirements

• Regular passive fire protection inspections

This approach prevents gradual degradation.

The Role of Inspections and Surveys

Routine inspections are essential for identifying hidden issues.

Professional surveys can:

• Identify compromised compartments

• Highlight missing or failed fire stopping

• Confirm fire damper accessibility and condition

• Provide photographic evidence

This supports compliance and long-term safety.

How Protest ES Ltd Supports Passive Fire Protection Integrity

Protest ES Ltd supports facilities managers through a system-level approach to passive fire protection, including:

• Fire stopping inspections and remedials

• Fire compartmentation surveys

• Fire damper inspection and testing

• Fire door inspections

• Fire risk assessments

Our focus is identifying risk early and maintaining integrity as buildings evolve.