Fire, Security & Life Safety Systems
Fire Stopping
Fire stopping seals penetrations and gaps in fire-rated walls, floors, and ceilings to prevent fire and smoke from spreading between compartments of a building. It is a legal requirement under the Regulatory Reform (Fire Safety) Order 2005 and Building Regulations Approved Document B.
Robinsons Facilities Services carries out compartmentation surveys, penetration seal installation, construction joint sealing, and fire stopping remediation for commercial premises across Yorkshire and the North of England. All work is certificated and documented for the responsible person.
Pricing: Quoted works from £100+VAT | PPM contracts from £385+VAT/year
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What is fire stopping? Fire stopping seals penetrations and gaps in fire-rated building elements (walls, floors, and ceilings) to prevent fire and smoke from bypassing a building’s compartmentation. It is a passive fire protection measure required under the Regulatory Reform (Fire Safety) Order 2005 and Building Regulations Approved Document B where fire-rated structures are present.
Regulatory context
Regulatory Reform (Fire Safety) Order 2005 (RRFSO)
Under the RRFSO, the responsible person in any non-domestic building must ensure that fire precautions are maintained in efficient working order. This includes the integrity of fire compartmentation. Article 17 of the Order places an ongoing duty on the responsible person to maintain fire safety measures — not merely to install them at the point of construction.
Building Regulations Approved Document B
Approved Document B sets the requirements for fire safety in building design, including compartmentation. Part B3 sets out compartmentation requirements for buildings, including the requirement that service penetrations through fire-rated structures are sealed to maintain compartment integrity.
BS 9999
BS 9999 (Code of practice for fire safety in the design, management and use of buildings) provides guidance on maintaining fire compartmentation as an ongoing management responsibility, not a one-time construction obligation. It is referenced by fire risk assessors and enforcing authorities when assessing whether fire safety management is adequate.
Is fire stopping a legal requirement? Yes. The Regulatory Reform (Fire Safety) Order 2005 requires responsible persons to maintain fire precautions including compartmentation integrity. Approved Document B requires that service penetrations through fire-rated structures are sealed. Failure to maintain fire stopping is a breach of these obligations and can result in enforcement action or prosecution.
What our fire stopping service includes
Robinsons Facilities Services carries out the full range of passive fire protection works associated with fire stopping and compartmentation:
- Compartmentation surveys. A systematic inspection of fire-rated walls, floors, and ceilings to identify penetrations, construction joints, and junctions that do not comply with the required fire resistance ratings.
- Penetration seal installation. Sealing of service penetrations — pipes, cables, cable trays, ductwork — with fire-rated intumescent products appropriate to the penetration type and fire rating required.
- Construction joint sealing. Sealing of linear joints between fire-rated building elements, including perimeter joints, movement joints, and head-of-wall joints.
- Remediation works. Repair and reinstatement of fire stopping that has degraded, been disturbed during maintenance works, or was installed incorrectly.
- Certification and documentation. Issue of certificates recording the areas inspected, work carried out, products used, and compliance with the applicable fire resistance rating. The documentation record is provided to the responsible person.
All fire stopping products used meet the relevant fire resistance test standards, including BS 476-20 and EN 1366-3 for penetration seals, as applicable to the installation.
How it works
Step 1: Survey and specification
We inspect the building to identify all penetrations and construction joints in fire-rated structures. We specify the appropriate fire stopping product for each application and produce a schedule of works.
Step 2: Installation
Our engineers carry out the fire stopping installation using certified, fire-rated materials. Works are carried out to minimise disruption to building operations.
Step 3: Certification
On completion, we issue documentation recording what was done, where, and with which products. This gives the responsible person a clear audit trail to support their fire risk assessment.
Inspection frequency and compliance
How often should fire stopping be inspected?
There is no fixed statutory interval for fire stopping inspections. However, the ongoing duty under the Regulatory Reform (Fire Safety) Order 2005 to maintain compartmentation integrity means inspections should be carried out regularly. Industry best practice is a minimum annual inspection, with additional checks following any maintenance works that involve penetration of fire-rated structures.
Documentation
Each completed inspection and remediation is certificated. The certificate records the location of works, fire resistance rating achieved, products installed, and installation standards met. This documentation supports the fire risk assessment file and demonstrates compliance to enforcing authorities.
Why Robinsons Facilities Services
Robinsons Facilities Services has carried out building maintenance and compliance services for commercial premises across Yorkshire for decades. Fire stopping is delivered as part of our broader passive fire protection capability alongside fire damper inspection and maintenance.
- Accredited to ISO 9001 (UKAS-certified), SafeContractor, and CHAS.
- In-house engineering team supported by a vetted supply chain of specialist contractors.
- All fire stopping products fire-rated and tested to applicable standards.
- Works fully certificated and documented for the responsible person.
- Access to the 24/7/365 out-of-hours call-out facility for PPM contract customers requiring urgent attendance.
Robinsons Facilities Services delivers compliance and maintenance services for property managers, multi-academy trusts, healthcare providers, and commercial building owners across Yorkshire, including organisations that require detailed audit trails and third-party certification.
Pricing and how to get started
Fire stopping works are typically delivered as quoted works: we survey the building, specify what is required, and provide a fixed, itemised quotation before any work commences.
Quoted Works: from £100+VAT. Fixed price confirmed before we begin. Contact us for a survey and quotation.
PPM Contract: fire stopping inspection and remediation can be included within a planned preventative maintenance contract alongside other compliance services. From £385+VAT/year.
To arrange a survey or discuss your requirements, contact us here or call 01423 226578.
Related fire safety services
Fire stopping is one element of a complete passive and active fire protection programme. Related services from Robinsons Facilities Services include:
- Fire damper testing and maintenance: annual inspection and operational testing of fire dampers in commercial ventilation systems to BS 9999 and BESA DW/145.
- Smoke ventilation maintenance: service and maintenance of AOV systems, natural and mechanical smoke ventilation to BS 9999 and BS 7346-8.
- Fire risk assessment: site-specific fire risk assessments for commercial premises under the Regulatory Reform (Fire Safety) Order 2005.
- Fire sprinkler system maintenance: inspection and maintenance of commercial fire sprinkler systems to BS EN 12845.
Fire Stopping FAQs
Fire stopping is the sealing of penetrations and gaps in fire-rated walls, floors, and ceilings to prevent fire and smoke from spreading between compartments of a building. It uses fire-rated materials (intumescent sealants, wraps, boards, and foams) to reinstate the fire resistance of a structure after a penetration has been made.
Compartmentation is the division of a building into discrete fire-resistant zones using fire-rated walls, floors, and ceilings. The purpose is to contain a fire within the compartment of origin, slowing its spread and giving occupants more time to evacuate. Fire stopping maintains the integrity of compartmentation wherever service penetrations have been made.
Yes. The Regulatory Reform (Fire Safety) Order 2005 requires the responsible person to maintain fire precautions, including the integrity of fire compartmentation. Approved Document B of the Building Regulations requires that service penetrations through fire-rated structures are sealed. Failure to maintain fire stopping can result in enforcement action by the relevant fire and rescue authority, or prosecution.
Active fire protection systems respond to a fire — sprinklers activate, alarms sound, suppression systems discharge. Passive fire protection is built into the structure of the building and requires no activation: compartment walls, fire doors, and fire stopping work continuously to slow the spread of fire and smoke. Both may be required depending on the nature, size, and use of the building.
Annual inspection is industry best practice. There is no fixed statutory interval in the Regulatory Reform (Fire Safety) Order 2005 or Building Regulations, but the ongoing duty to maintain fire precautions means inspections must be carried out at regular intervals. Additional checks are required after any maintenance work involving penetration of fire-rated structures, including electrical, plumbing, and mechanical installations.
Fire stopping is required wherever a service penetration has been made through a fire-rated wall, floor, or ceiling. Common locations include: around pipework and cable runs passing between floors or compartments; cable trays and ducts in service risers; gaps around ductwork penetrations; construction joints at wall-to-floor junctions; and any area where maintenance works have disturbed original fire stopping.
The correct product depends on the type of penetration and the fire resistance rating required. Common materials include intumescent sealants (which expand when heated to seal gaps), intumescent pipe collars and wraps (for plastic and metal pipes), fire-rated boards and batts, and fire-resistant foams. All products Robinsons Facilities Services installs are fire-rated and tested to applicable standards including BS 476-20 and EN 1366-3.
Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person (typically the employer, building owner, or managing agent) is legally responsible for ensuring that fire safety measures including compartmentation are maintained. In practice, this means commissioning regular inspections and ensuring that any maintenance work which penetrates fire-rated structures is followed by appropriate reinstatement of fire stopping.
The cost depends on the extent of work required. A straightforward single-building compartmentation survey and remediation for a small commercial premises might cost from a few hundred pounds. Larger buildings with multiple floors, extensive service penetrations, or significant remediation requirements will cost more. We always survey and provide a fixed, and itemised quotation before work begins. Contact us on 01423 226578 or via the contact form for a site-specific price.
Yes. Fire stopping is part of our broader passive fire protection offering, delivered alongside fire damper inspection and maintenance and smoke ventilation maintenance. For customers requiring a full fire safety compliance package, this can be managed under a PPM contract with a single point of contact and coordinated documentation.
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