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Top 5 Passive Fire Protection Failures Found in Commercial Buildings (and How to Fix Them)
- Protest ES Ltd
- Jul 31
- 3 min read
When it comes to fire safety in commercial buildings, passive fire protection (PFP) often falls through the cracks, sometimes literally. Whether due to poor installation, lack of maintenance, or retrofit work, even modern buildings can contain hidden fire safety failures.
In this article, we highlight the top five PFP failures commonly found during fire safety inspections, and explain how to identify and correct them before they become a legal or life-threatening issue.
1. Unsealed Service Penetrations
One of the most frequent failures is unsealed holes or gaps around cables, pipes, or ductwork that pass through fire-rated walls, ceilings, or floors. These voids are often left behind after maintenance work or building alterations.
Why it matters:
Even a small gap can allow smoke and fire to pass between compartments, breaching your building’s fire strategy and putting lives at risk.
How to fix it:
A detailed fire stopping survey should be conducted, followed by installation of tested fire-resistant sealants or collars.
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2. Damaged or Non-Compliant Fire Doors
Fire doors are often compromised by day-to-day wear, misuse, or poor installation. Common issues include damaged intumescent seals, broken door closers, large gaps around the door leaf, and incorrect signage.
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Why it matters:
A non-compliant fire door fails to contain fire and smoke, rendering entire compartments ineffective.
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How to fix it:
Book regular fire door inspections and remedial work by a certified provider.
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3. Compartmentation Failures Behind Ceilings and Walls
Fire-resisting barriers above suspended ceilings or inside risers are frequently breached or poorly constructed. These hidden weaknesses can allow fire to bypass compartments undetected.
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Why it matters:
These flaws often go unnoticed until it’s too late, allowing fire to spread rapidly through voids.
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How to fix it:
Conduct a compartmentation survey, particularly in high-risk zones such as stairwells, risers, and plant rooms.
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4. Inaccessible or Untested Fire Dampers
In commercial properties with HVAC systems, fire dampers are critical for preventing fire spread through ductwork. However, many are never tested, poorly maintained, or inaccessible.
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Why it matters:
If dampers fail to close on activation, fire can quickly move through ventilation systems to other parts of the building.
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How to fix it:
Schedule routine fire damper inspection and testing in line with BS 9999.
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5. Lack of Documentation or Evidence of Compliance
Even when physical measures are in place, many duty holders fail to keep accurate inspection logs, reports, or certification for passive fire protection systems.
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Why it matters:
During audits or post-incident investigations, the absence of records can lead to enforcement notices or legal liability, even if the building appears safe.
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How to fix it:
Work with a competent fire safety provider who delivers digital reporting, photographic evidence, and documented remedial actions.
Consequences of Passive Fire Protection Failures
Neglecting these key areas can result in:
Regulatory breaches and fire enforcement action
Loss of insurance coverage
Fines and reputational damage
Serious injury or fatalities in the event of a fire
How Protest ES Ltd Helps You Stay Protected
We specialise in identifying and remediating the most common passive fire protection failures across UK commercial buildings.
Our integrated service offering includes:
Fire compartmentation surveys
Fire stopping installation
Fire door inspections and repairs
Fire damper servicing
Ongoing compliance reporting and support
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Our team works across office blocks, retail sites, warehouses, and multi-occupancy premises, delivering peace of mind and legal compliance for responsible persons.
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