Working in High-Rise Buildings as a Fire Stopping Contractor

High-rise buildings demand a higher level of precision, planning, and accountability when it comes to passive fire protection. The increased height, complex floor layouts, stacked risers, and large volumes of occupants create unique challenges that do not exist in low-rise or single-storey environments. Fire stopping becomes more than a standard installation task. It becomes a critical part of the building’s fire safety strategy, ensuring that fire and smoke cannot travel between floors, shafts, or compartments.

This guide explores what it means to work as a fire stopping contractor in high-rise buildings, the challenges involved, the standards that must be followed, and why certified professionals such as Protest ES Ltd are essential for delivering compliant, traceable, and safe installations.

Why High-Rise Buildings Require Enhanced Fire Stopping

Fire behaves differently in tall buildings. The increased stack effect, vertical shafts, and pressure differences mean that fire can move faster than expected if compartments are breached. Even a small unsealed penetration can allow smoke to rise through risers, service ducts, or wall cavities.

High-rise environments typically include:

• Multiple vertical service risers

• High volumes of mechanical and electrical services

• Pressurised escape routes

• Firefighting shafts

• Complex compartmentation strategies

• Larger occupant numbers

• Higher life safety risk profiles

 This means fire stopping must be installed carefully, documented thoroughly, and maintained throughout the building’s lifecycle.

Learn more about fire stopping responsibilities here:

Fire Stopping Services

Understanding Compartmentation in Tall Buildings

Compartmentation divides a high-rise building into controlled fire zones. These may include:

• Floors

• Apartments

• Offices

• Service rooms

• Escape corridors

• Stairwells

• Riser cupboards

• Mechanical plant rooms

• Refuse stores

Each zone must be protected by fire rated walls, ceilings, and fire doors. When contractors run cables or pipes through these barriers, they must reinstate the fire performance using certified fire stopping systems.

More on the importance of compartmentation: Fire Compartmentation.

The Challenges of Fire Stopping in High-Rise Buildings

1. Working in Active, Occupied Buildings

Many high-rise projects involve live environments where residents, tenants, or staff are present. Contractors must:

• Minimise disruption

• Maintain clean and safe working areas

• Respect privacy and quiet zones

• Coordinate access to apartments or offices

• Work efficiently to avoid long downtime

High-rise residential buildings often require early communication and careful scheduling to gain access to all areas that need fire stopping.

2. Complex Riser and Shaft Systems

Risers in high-rise buildings can run the entire height of the structure. Over time, they accumulate multiple layers of cabling, pipework, and legacy installations.

This creates challenges such as:

• Tight working spaces

• Difficult access to deeper penetrations

• Layered historic penetrations needing reinstatement

• Risk of disturbing existing services

• Heightened need for photographic documentation

Correctly sealing risers is essential because they act as vertical chimneys during a fire.

3. The Stack Effect

The stack effect in tall buildings increases air movement from lower floors to upper floors. This vacuum effect causes smoke to travel upward rapidly if compartments are not properly sealed.

Fire stopping contractors must:

• Seal all penetrations completely

• Use approved products with correct fire ratings

• Ensure installation techniques create airtight systems

Even a small gap can compromise the whole compartment.

4. Accessibility and Logistics

Working at height introduces logistical challenges such as:

• Hoist or lift restrictions

• Limited material storage

• Access control

• Permits and safety protocols

• Moving equipment through busy areas

High-rise projects require precise coordination between contractors, building management, and security teams.

5. Stricter Documentation and Compliance

High-rise buildings fall under stricter scrutiny from insurers, fire services, and building safety regulators. With the introduction of the Building Safety Act and the Golden Thread requirement, every fire stopping action must be fully traceable.

This includes:

• Photographic evidence of every penetration

• Labelling and identification

• Accurate logging of materials used

• As built reports

• Installation method statements

• Correct product certifications

Protest ES Ltd delivers full photographic reporting and traceable documentation for every project.

Standards and Legislation That Apply to High-Rise Fire Stopping

Building Regulations Part B

Requires buildings to prevent fire and smoke spread between compartments and up through floors.

BS 9991 and BS 9999

Provide guidance for fire safety in residential and commercial high-rise buildings.

Manufacturer Test Data and Field of Application

Contractors must follow the exact tested configuration for each fire stopping product. Any deviation voids the certification.

Third-Party Certification

BM TRADA Q Mark or FIRAS certification proves competence and ensures installations follow audited processes.

Protest ES Ltd is fully certified for fire door and fire stopping work, allowing us to deliver compliant systems with full traceability.

Types of Fire Stopping Commonly Used in High-Rise Buildings

Fire stopping contractors working in these environments must understand how to install and maintain multiple systems, including:

Intumescent Sealants

Used for small gaps, cable penetrations, and service openings.

Batt and Mastic Systems

Used for larger penetrations and mixed service openings.

Fire Collars and Wraps

Used for plastic pipes that expand or melt during a fire.

Fire Sleeves

Used to maintain airflow around pipes while still offering fire resistance.

Penetration Seals for Comms Cabling

Used in telecom risers and IT rooms.

Soffit and Linear Gap Seals

Used at junctions between floors and walls to control smoke movement.

The Role of Fire Doors in High-Rise Fire Safety

Fire doors protect escape routes and compartments. Their performance is essential in tall buildings where evacuation times are longer.

High-rise fire door strategies must include:

• Regular inspections

• Gap measurements

• Seal and hinge checks

• Closer functionality tests

• Remedial repairs

• Certified installation

Learn more about our certified inspection services: Fire Door Inspection

And our repair solutions: Fire Door Remedials.

Fire Stopping in High-Rise Refurbishment Projects

Refurbishments, retrofits, and upgrades often involve running new services through existing fire compartments. This is one of the most common sources of compartmentation breaches in tall buildings.

Contractors must:

• Record every new penetration

• Use correct fire stopping configurations

• Avoid leaving temporary openings

• Coordinate with M and E teams

• Provide evidence for building safety case files

Poor workmanship in these areas is a major contributor to building wide fire risks.

Why Certified Contractors Are Essential in High-Rise Buildings

High-rise fire stopping requires knowledge, experience, and accredited processes. Certified contractors provide:

• Competent installation

• Tested and approved methods

• Full traceability

• Support for building safety audits

• Integration with wider fire strategy

• Confidence for insurers and stakeholders

Protest ES Ltd provides BM TRADA Q Mark certified works to ensure every penetration and every compartment is reinstated correctly.

How Protest ES Ltd Works in High-Rise Buildings

Our approach includes:

• Full surveys of penetrations and compartment lines

• Coordination with building management and residents

• Out of hours work when required

• Photographic evidence for every installation

• Digital reporting with compliant labels

• Safe working protocols for high-rise environments

• Integration with fire door and compartmentation programmes

We ensure buildings remain compliant with national standards and industry expectations at every stage.

Conclusion

Working in high-rise buildings as a fire stopping contractor requires precision, planning, specialist knowledge, and strong communication with building management teams. These environments pose significant fire safety challenges, and only certified professionals can ensure that compartmentation remains strong and compliant.

Protest ES Ltd delivers trusted, certified, and fully traceable fire stopping services across high-rise residential, commercial, and mixed use buildings. To discuss your project or arrange an assessment, contact us through our Get a Quote page.