The Importance of Compartmentation and Fire Stopping in Blocks of Flats

According to a House of Commons Research Briefing (CBP-9770, published May 2024), there were 26,823 fires within dwellings in the year leading up to March 2023. This includes fires in single-family homes, purpose-built blocks of flats, converted blocks, and Houses in Multiple Occupation (HMOs). Of these, 9,387 fires occurred in purpose-built blocks, converted flats, and HMOs. While only 6% (564 incidents) spread beyond the flat to the floor on which they started, and 2% (188 incidents) extended beyond the floor to multiple levels, the consequences for affected residents can be catastrophic.

Some individuals on social media have suggested that these low percentages reflect success in fire safety, dismissing concerns with comments like, “What’s all the fuss about then?” However, the reality is that even a small number of breaches can have devastating consequences for human lives, property, and finances. This article highlights why compartmentation and fire stopping are crucial in mitigating fire risks within blocks of flats.

What is compartmentation and fire stopping

Compartmentation involves dividing a building into smaller, fire-resistant sections or “compartments.” Each compartment-such as individual flats, stairwells, and corridors-is designed to resist fire for a specific duration (e.g., 30 or 60 minutes). This vital design feature delays the spread of fire and smoke, safeguarding escape routes and giving emergency services time to respond effectively.

Fire stopping works hand in hand with compartmentation. It involves sealing any openings, joints, or service penetrations-such as pipes, cables, and ducts-that breach fire-resistant walls, ceilings, and floors. Without effective fire stopping, these gaps allow fire and smoke to spread rapidly, rendering compartmentation ineffective.

Together, compartmentation and fire stopping protect lives, reduce property damage, and maintain the structural integrity of buildings.

Consequences of poor compartmentation

When compartmentation fails, the results can be devastating. The 2017 Grenfell Tower tragedy stands as a stark reminder of the consequences of inadequate fire safety measures. In residential blocks, where multiple households live in close proximity, fire can spread quickly, leaving occupants trapped and escape routes compromised.

While the number of incidents where fire breaches compartments may appear low, each breach has a severe impact. For residents, this can mean injury, loss of life, trauma, and displacement. The financial costs are also significant-fire damage remediation often involves extensive repairs, rebuilding, and ongoing disruption for those living nearby.

The role of maintenance and compliance

Ensuring proper compartmentation and fire stopping requires more than just effective design and installation. Regular maintenance and inspections are essential to identify and rectify any breaches in fire barriers. Building owners, property managers, and contractors must work together to meet fire safety regulations, such as those outlined in the Regulatory Reform (Fire Safety) Order 2005.

Under this legislation, compartmentation and fire stopping fall under “general fire precautions,” meaning it is a legal obligation to keep these systems intact and functional. Knowing how effective fire safety measures are within a residential block is not just important-it is vital. Therefore undertaking regular checks and surveys of compartmentation and firestopping are essential tools for any property manager. Having in place effective contractor management arrangements to ensure that retrofitting of services or systems or essential maintenance work doesn’t degrade such compartmentation and fire stopping is also important.

Expert insight

“In my 40 years of fire safety experience, I’ve seen firsthand how effective  compartmentation can mean the difference between life and death. Properly designed and maintained fire compartments provide critical time for residents to escape and for emergency services to respond. Conversely, inadequate compartmentation creates a pathway for devastation-risking lives, destroying property, and leaving communities in disarray. The importance of getting this right cannot be overstated-it’s a cornerstone of fire safety that saves lives every day.”

DAVID HILLS FRICS, FIIRSM, MIFireE, MSFPE, RSP
Senior Director – Regulatory, Technical & Technology Solutions at Ark Workplace Risk

Conclusion

Compartmentation and fire stopping are foundational elements of fire safety in any multi-occupied building, but especially within blocks of flats. While fire safety statistics may suggest progress, even one breach can be catastrophic. By prioritising checks, surveys, maintenance, along with workplace enforcement, property managers can significantly reduce the spread of fire, protect lives, and preserve property.