Why Compartmentation Surveys Matters for FM Companies
Compartmentation involves creating fire-resistant barriers such as walls, floors, ceilings, and doors within a building to contain fire and smoke. These barriers are essential for protecting escape routes, limiting property damage, and safeguarding lives.
If you are responsible for one or more buildings, ensuring that compartmentation is effective is a critical responsibility, particularly for residential blocks, commercial buildings, and high-traffic properties under their management (Gov.uk, Fire Safety).
Recent surveys in the South East have revealed significant deficiencies in fire-stopping and compartmentation in multiple properties, highlighting the importance of regular, professional surveys (Fire Protection Association).
Regulatory Framework
FM companies in Surrey must comply with the following fire safety regulations:
- Regulatory Reform (Fire Safety) Order 2005: Places responsibility on the “responsible person” to maintain fire safety measures, including compartmentation (Legislation.gov.uk)
- Approved Document B (Fire Safety): Provides guidance on building design and maintenance to ensure fire-resistant barriers are properly installed and maintained (Gov.uk)
- British Standards BS 9999: Offers detailed recommendations for the design, management, and maintenance of fire compartments (Designing Buildings Wiki)
Compliance ensures legal penalties are avoided, maintain insurance coverage, and protect occupants.
What it Involves
A compartmentation survey inspects fire-resisting barriers to ensure they are effective, this includes:
- Fire-Resisting Walls and Floors: Checking for cracks, gaps, or other breaches that could allow fire to spread.
- Service Penetrations: Ensuring pipes, cables, and ducts do not compromise compartmentation.
- Fire Doors: Verifying that fire doors are correctly installed, in good condition, and compliant with standards.
- Cavity Barriers and Fire Stopping: Ensuring that hidden spaces do not allow fire or smoke to bypass fire-resisting barriers (FIA).
The survey highlights weaknesses and provides guidance for remediation, helping keep buildings compliant and safe.
We have put together a FREE Fire Door Handbook to give you everything you need to ensure compliance. Download here
Benefits
- Legal Compliance: Avoid fines and liability by meeting fire safety regulations.
- Risk Reduction: Prevents fire from spreading, safeguarding residents and employees.
- Insurance Assurance: Supports insurance requirements for risk management.
- Operational Efficiency: Identifies issues early, reducing costly emergency repairs.
- Reputation Management: Demonstrates proactive safety management, strengthening trust with residents and clients (NFU Mutual).
Best Practices
- Hire Qualified Surveyors: Only accredited fire safety professionals should be appointed
- Follow BS 9999 Guidelines: Standardised procedures ensure consistent, reliable results.
- Document and Report: Include photos, descriptions, and action plans for all findings.
- Address Critical Issues Quickly: Prioritize immediate remediation of any life-safety risks.
- Regular Reviews: Update fire strategies to reflect building modifications or changes in occupancy (Local Government Association).
Case Study
An FM company conducted a compartmentation survey for a multi-story residential block. Key findings included:
- Unsealed Pipe Penetrations: Gaps around water and heating pipes compromised fire barriers.
- Damaged Fire Doors: Some doors were misaligned and could not close properly.
- Missing Cavity Barriers: Exposed voids in roof and service spaces.
The company sealed penetrations, repaired doors, and installed barriers, bringing the building into compliance with fire safety standards. This proactive approach protected residents and minimized potential legal and insurance risks.
Costs for Compartmentation Surveys
Costs depend on:
- Building Size and Complexity: Larger or older buildings may require more time.
- Accessibility: Difficult-to-reach areas may increase survey costs.
- Scope of Survey: Comprehensive inspections with detailed reporting and remediation recommendations will be more expensive but provide greater value (FPA).
Investing in surveys prevents higher costs from fire damage, regulatory fines, or insurance claims.
Choosing the Right Provider
When selecting a provider:
- Check Accreditation: Look for Third-party certification such as Loss Prevention Certification Board
- Assess Experience: Providers should have proven experience with similar buildings.
- Request Detailed Reports: Reports should include actionable recommendations.
- Ensure Post-Survey Support: Choose providers who can help implement remedial actions.
A well-chosen provider ensures you remain compliant, minimise risk, and maintain safety standards.
Conclusion
Compartmentation surveys are essential to fire safety management. They help identify weaknesses, ensure regulatory compliance, and protect building occupants. Proactive surveys not only mitigate risks but also demonstrate a commitment to high standards of safety and operational excellence.
We have put together a FREE Fire Door Handbook to give you everything you need to ensure compliance. Download here
