Fire compartmentation: the checks every building owner should be completing.
The checks you should be completing
When you're on site, or briefing a surveyor, it's worth specifically checking for:
Non-compliant firestopping materials
Unsealed pipe and cable penetrations
Damaged fire doors
Alterations carried out by contractors, particularly where cabling or pipework has been added after original construction
Each of these can quietly compromise a building's fire strategy without ever being obvious from a routine inspection - which is exactly why a proper, intrusive compartmentation survey matters more than a visual check alone.
Managing remediation works
Successful compartmentation remediation starts with genuinely understanding the building and the risks it presents, not just the defects list. Before any work begins, defects need to be properly identified, priorities established, and the required outcomes clearly defined.
A well-scoped project helps avoid:
Unexpected costs
Project confusion
Extended timelines
Non-compliant techniques
Skipping this stage is the single most common reason compartmentation projects run over budget or need revisiting.
Keeping remedial projects on track
Choosing a competent, appropriately certified contractor is only part of the process. Building owners and duty holders should also ensure that inspections, changes, completed works and certification are fully recorded throughout the project - not reconstructed after the fact.
Clear documentation creates an auditable record and gives everyone - leaseholders, insurers, the Building Safety Regulator where relevant - confidence that the works have genuinely been completed to the required standard, not just signed off on paper.
How this fits into the wider Building Safety Act picture
Compartmentation sits at the heart of the golden thread of information the Building Safety Act now requires for higher-risk buildings - an up-to-date, accurate record of what's actually in the building and what condition it's in. Treating compartmentation checks and documentation as a one-off exercise, rather than an ongoing discipline, is one of the more common compliance gaps we see when taking on a new instruction.
Frequently asked questions
What is fire compartmentation?
It's the system of fire-resisting walls, floors, doors and sealed penetrations that divides a building into separate compartments, designed to slow the spread of fire and smoke and protect escape routes.
Who is responsible for compartmentation in a leasehold block?
Responsibility generally sits with the building's duty holder - typically the freeholder, RTM company, or their appointed managing agent - to ensure compartmentation is properly maintained and any defects addressed.
How often should compartmentation surveys be carried out?
There's no single fixed interval that applies to every building; it depends on the building's height, use and risk profile. As a general principle, surveys should be repeated periodically and after any significant works or alterations, not treated as a one-off exercise.
Concerned about compartmentation on a building you own or manage? Get in touch at hello@fortemproperty.co.uk or 020 3725 6755.