Introduction
In both residential and commercial buildings, compartmentation is one of the most critical and most overlooked elements of fire safety.
It’s the silent system that protects escape routes, slows fire spread, and buys precious time for occupants and firefighters.
Yet across the UK, thousands of buildings still rely on compartmentation that has been compromised by change, age, poor workmanship, uncoordinated contractors, or simply a lack of oversight. Without a robust compartmentation strategy confirmed via a structured, professional compartmentation survey, you cannot be confident that your building will perform, as expected, during a fire.
What Compartmentation Really Does
Compartmentation divides a building into fire‑resistant zones using walls, floors, ceilings, and doors. When intact, these barriers:
- Contain fire and smoke to the room of origin
- Protect escape routes and firefighting access
- Prevent vertical and horizontal fire spread
- Support compliance with the Fire Safety Order, Building Regulations, and insurers’ expectations
But compartmentation is not a “fit and forget” system. It degrades over time and it is routinely damaged by everyday activities such as M&E works, telecom and IT cabling, refurbishments, and tenant alterations.
When Compartmentation Fails
- The hidden void that became a chimney – In a residential building, a riser cupboard had been repeatedly accessed by contractors retrofitting and installing telecom and data cabling. Over several years, fire‑stopping was removed and never fully reinstated. During a small electrical fire, smoke travelled rapidly through the unsealed riser, filling upper‑floor corridors within minutes. The fire itself was minor; the smoke spread was not. The building required a full evacuation and extensive remediation.
- The ceiling void full of surprises – In a commercial office, a suspended ceiling concealed multiple breaches: unsealed penetrations, missing fire batts, and damaged ductwork dampers. A routine inspection uncovered the issues, but only after years of unnoticed degradation. Had a fire occurred, the building’s open‑plan layout combined with these breaches would have allowed smoke to spread rapidly across floors.
These real-world examples are not unusual. They are the predictable result of buildings evolving without proper oversight of fire‑resisting construction.
Why Property Managers Must Act Now
- Regulatory pressure is increasing – The Fire Safety Act, Fire Safety (England) Regulations, and the Building Safety Act have all raised expectations for evidence‑based fire safety management. Responsible Persons must now be able to demonstrate that compartmentation is not only understood and maintained but also verified.
- Your building changes constantly – every contractor, every cable, every refurbishment introduces risk. Without a baseline survey and ongoing monitoring, you cannot know what has been compromised.
- Insurers are scrutinising more closely – Insurers increasingly request proof of compartmentation integrity, especially in residential blocks, heritage buildings, and complex commercial sites. A lack of documentation can lead to higher premiums or exclusions.
- You are accountable – as a property manager, you may not be the Responsible Person, but you are often the one expected to coordinate compliance. Compartmentation surveys give you the evidence you need to manage that responsibility confidently.
What a Professional Compartmentation Survey Delivers
A high‑quality compartmentation survey provides:
- A detailed assessment of the fire‑resisting elements
- Photographic and annotated evidence of inspected areas
- A schedule of defects, breaches, and non-compliances
- Identification of systemic issues and repeated failure types
- Assessment of compliance against the fire strategy and relevant standards
- Clear prioritisation of issues based on life safety and risk
- Recommendations to support remediation planning
This is not a box‑ticking exercise. It is a cornerstone of a safe, well‑managed building.
Conclusion
Compartmentation is invisible, until it fails. In today’s regulatory landscape, assumption is no longer defensible. A professional compartmentation survey gives you evidence, clarity, and control. It protects occupants, safeguards assets, and strengthens compliance. If you manage property, you manage risk and compartmentation is risk you cannot afford to ignore.
How Ark Can Help
Ark specialises in delivering comprehensive compartmentation surveys for residential and commercial buildings of all sizes. From semi-intrusive surveys to full intrusive investigations and validations, our team combines deep technical expertise with practical, property‑focused insight, ensuring you receive clear, actionable findings rather than vague technical jargon.
We support you with:
- Varying options for compartmentation surveys based upon your specific needs
- Detailed reporting with prioritised remedial actions
- Integration with your fire risk assessment and building safety case
- Guidance for managing contractors and preventing future breaches
Ark’s approach is built around transparency, accuracy, and partnership. We help you not only identify issues but also build a sustainable, long‑term strategy for maintaining compartmentation integrity.
If you manage residential or commercial buildings, now is the time to take control of your compartmentation strategy. Don’t wait for an incident, an enforcement notice, or an insurer’s demand. A professional survey gives you clarity, confidence, and compliance.
Speak to Ark today to arrange a compartmentation survey and protect the people, assets, and reputation you’re responsible for.