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As a building manager or owner, ensuring fire safety compliance isn’t just a legal requirement, it’s a fundamental responsibility to protect lives and property. Fire compartmentation stands as one of the most critical elements in your building’s fire safety strategy, yet many building operators struggle with incomplete records, unclear obligations and fragmented service providers. 

At Neo Property Solutions and Indepth Services, both part of the PTSG Group, we understand these challenges. That’s why we’ve united our expertise to create a FREE guide and deliver complete fire safety and ventilation solutions, harnessing PTSG’s nationwide capabilities and decades of specialist knowledge to ensure your building remains compliant and your occupants stay protected. 

What Is Fire Compartmentation and Why Does It Matter? 

Fire compartmentation is a passive fire protection system designed to inhibit the spread of fire and smoke throughout a building. These fire-resistant compartments form part of your building’s structural life safety design, creating barriers that: 

• Slow fire and smoke spread to assist safe evacuation 

• Divide escape routes such as stairwells and corridors 

• Contain fires in smaller areas rather than allowing building-wide spread 

• Support emergency services by reducing risk and providing strategic advantages 

• Preserve property by effectively containing damage 

A typical compartment line comprises fire-rated walls, floor slabs, soffits, fire doors, fire stopping, and fire-rated glazing, all designed to work together to maintain fire resistance between compartments. 

The Documentation Challenge: When Records Don’t Exist 

Here’s the uncomfortable truth: most building owners and managers simply don’t have proper records showing the fire compartmentation in their buildings. We see it time and again – documentation that’s incomplete or completely missing. 

This creates a real headache for compliance. How can you maintain fire compartment integrity when you don’t even know what the original specification was? Even without full documentation, it’s essential to assess current conditions and implement remedial work to restore compliance. 

Your Legal Obligations Under Current Legislation 

Depending on the building type, legal duties fall to either the Responsible Person (under the Fire Safety Order 2005) or the Accountable Person (under the Building Safety Act 2022). Key regulations you need to understand include: 

• Regulatory Reform (Fire Safety) Order 2005 

• Building Safety Act 2022 (introducing the ‘golden thread’ of information) 

• Fire Safety (England) Regulations 2022 (additional guidance for high-rise residential buildings) 

• Building Regulations 2010 – Regulation 38 (Fire safety information requirements) 

The Building Safety Act’s ‘golden thread’ concept means you must have access to accurate, up-to-date building information to keep occupants safe. Fire compartmentation records form a crucial part of this golden thread. 

Beyond Documentation: Ensuring Proper Fire-Stopping and Door Performance 

Accredited Fire-Stopping Products 

Choosing quality fire-stopping products matters, but how you use them matters just as much. Fire stopping is not about individual products but complete, tested systems. Each solution must be installed exactly as tested — including substrate type, service diameter, backing materials, and orientation — in accordance with the manufacturer’s fire test evidence or third-party certification. 

To ensure compliance: 

• Use tested systems appropriate for your specific building applications 

• Ensure installations strictly follow the manufacturer’s tested details and scope of application. Deviations, even minor ones, can void certification and compromise fire performance 

• Verify systems are tested and third-party certified to BS EN 1366-3 for service penetrations, and BS EN 1366-4 for linear joint seals, where applicable. Avoid reliance on legacy BS 476 test data unless still accepted by the AHJ (Authority Having Jurisdiction) 

• Ensure trained personnel carry out installations 

• Use complete systems from a single manufacturer to ensure component compatibility, correct fire performance, and warranty integrity. Mixing components (e.g. sealants, wraps, pillows) from different brands may result in system failure or invalidated certification 

• Demand complete documentation in your handover pack. This should include the system identification (e.g. manufacturer’s test reference or certification number), installation instructions followed, installer competency records, fire test evidence, and photographic proof of each installation. Include photographic evidence, manufacturer data sheets, and installer competency records in all handover documentation 

Ongoing Maintenance and Reinstatement 

Fire-stopping systems are often compromised by follow-on trades. Any disturbance –  for example, running new cables or pipes – must be assessed and reinstated using the same tested system by a competent person. Re-entry without appropriate fire stopping is a major cause of compartmentation failure. 

Fire Door Inspections 

Where doors form part of a compartment line, their ongoing performance is critical to preserving fire resistance. Your inspection requirements vary depending on property size, building type, and how many people use the space. Regular maintenance keeps doors working properly when you need them most – routine wear and tear, particularly in busy areas, can seriously compromise performance during a fire. 

The PTSG Advantage: Complete Fire Safety Solutions 

This is where Neo, part of PTSG Fire Solutions, delivers unmatched value. Rather than managing multiple contractors and hoping they coordinate effectively, you get one comprehensive service provider handling every aspect of your fire safety needs. 

Our End-to-End Service Includes: 

Structural Fire Safety (Neo): 

• Expert compartmentation surveys 

• Professional fire stopping services 

• Complete fire door solutions including surveys, remedial works, and new installations 

Ventilation Safety (Indepth Services): 

• Fire and smoke damper inspections and testing 

• Professional ductwork and grease extract cleaning 

• Indoor air quality assessments with BESA-trained technicians 

Combined Expertise: 

• Professional certification and documentation 

• Seamless coordination between all fire safety elements 

• Single point of contact for all requirements 

• National infrastructure and proven track record 

Don’t Wait for a Crisis 

Regulation pushing for comprehensive documentation isn’t new, the challenge has always been enforcement, which historically has been weak. Unfortunately, scrutiny typically only increases during crises or after disasters. The tragedy at Grenfell serves as a stark reminder of what happens when fire safety standards are neglected. 

The bottom line: Documentation alone doesn’t create safety, but it’s imperative that your records accurately reflect the work undertaken to achieve compliance. In the event of an investigation, your paperwork must evidence how you’ve met your obligations to provide a safe environment. 

Take Action Today 

Whether you need a comprehensive compartmentation survey, fire-stopping remedial works, or ongoing maintenance programmes, our experienced team provides the expertise and documentation you need for full compliance. 

As part of PTSG’s national infrastructure, we deliver the most comprehensive fire safety service available in the UK today, combining decades of specialist expertise with unwavering commitment to the highest standards. 

Ready to ensure your building’s fire safety compliance? Our comprehensive guide contains detailed information about legal obligations, best practices, and practical steps for maintaining fire compartmentation integrity. 

Click here to download our complete Fire Compartmentation Guide and discover how our end-to-end PTSG Fire Solutions can simplify your compliance journey whilst ensuring the highest safety standards for your building occupants. 

Our experienced team are here to help, from simple advice to compartmentation plan surveys, remedial works and more. 

For fire compartmentation, fire stopping and fire doors: 
Neo Property Solutions Limited Tel: 0113 249 1132 | 0843 455 4455 Email: [email protected] 

For fire damper services: Indepth Services Tel: 020 8661 7888 Web: www.indepthservices.co.uk