Fire stopping is not a fit-and-forget activity. If fire stopping is damaged during construction, it is treated as non-compliant until it is properly repaired and re-evidenced.
Under the Building Safety Act framework, the Building Safety Regulator (BSR) is concerned with what is installed, intact and evidenced at completion, not what was once installed correctly and later compromised.
Damage to fire stopping is common on live sites. What matters is how it is identified, managed, repaired and recorded.
Fire Stopping Is Only Compliant If It Remains Intact
Fire stopping is designed to maintain compartmentation and prevent the spread of fire and smoke. Once it is penetrated, cracked, removed, or disturbed, it no longer performs as approved.
Common causes of damage include:
From a regulatory perspective, damaged fire stopping is the same as missing fire stopping until it is corrected.
Damage Does Not Automatically Trigger Enforcement — But It Must Be Addressed
Finding damaged fire stopping does not automatically mean enforcement action. However, it does trigger a duty to act.
Site teams must:
Continuing work while leaving damaged fire stopping unresolved creates a compliance risk that can escalate quickly, especially if discovered during a BSR site visit or at Gateway 3.
Repairs Must Match the Approved System
Fire stopping repairs must be carried out using the same approved system, or a formally approved alternative.
Making good with generic sealant or ad-hoc materials is not acceptable. Repairs must comply with the tested detail originally approved as part of the fire strategy. If the original system cannot be reinstated, the change may become a controlled change, requiring formal review before work continues.
Damaged Fire Stopping Must Be Re-Evidenced
Once repaired, fire stopping must be treated as a new installation for evidence purposes.
This means recording:
Original photos taken before the damage occurred are no longer sufficient. BSR will assess the condition of fire stopping as it exists at completion, not as it existed earlier in the build.
Unrecorded Damage Is a Common Gateway 3 Failure Risk
One of the most common Gateway 3 issues is fire stopping that was:
At Gateway 3, BSR does not assume intent or good practice. If evidence does not show compliant fire stopping in its final condition, the element may be treated as non-compliant, even if the original installation was correct.
Practical Site Control Is the Real Solution
Preventing problems with damaged fire stopping relies on site control, not paperwork.
Good practice includes:
Fire stopping should be treated as a live safety-critical element, not a task that ends when the installer leaves site.
Key Takeaway for Site Teams
Fire stopping that is damaged during construction is not compliant until it is properly repaired and re-evidenced. The rule is simple: If fire stopping is damaged, stop, fix it correctly and record it again.
Managing this properly protects Gateway 3 approval, reduces enforcement risk and ensures the building performs safely as intended.
Under the Building Safety Act framework, the Building Safety Regulator (BSR) is concerned with what is installed, intact and evidenced at completion, not what was once installed correctly and later compromised.
Damage to fire stopping is common on live sites. What matters is how it is identified, managed, repaired and recorded.
Fire Stopping Is Only Compliant If It Remains Intact
Fire stopping is designed to maintain compartmentation and prevent the spread of fire and smoke. Once it is penetrated, cracked, removed, or disturbed, it no longer performs as approved.
Common causes of damage include:
- Late service installations cutting through sealed penetrations
- Follow-on trades disturbing seals during finishing works
- Temporary removals for access that are not reinstated
- Poor protection of completed fire stopping in high-traffic areas
From a regulatory perspective, damaged fire stopping is the same as missing fire stopping until it is corrected.
Damage Does Not Automatically Trigger Enforcement — But It Must Be Addressed
Finding damaged fire stopping does not automatically mean enforcement action. However, it does trigger a duty to act.
Site teams must:
- Stop further work affecting the affected area
- Assess the extent of the damage
- Arrange repair using an approved system
- Re-inspect and re-record the installation
Continuing work while leaving damaged fire stopping unresolved creates a compliance risk that can escalate quickly, especially if discovered during a BSR site visit or at Gateway 3.
Repairs Must Match the Approved System
Fire stopping repairs must be carried out using the same approved system, or a formally approved alternative.
Making good with generic sealant or ad-hoc materials is not acceptable. Repairs must comply with the tested detail originally approved as part of the fire strategy. If the original system cannot be reinstated, the change may become a controlled change, requiring formal review before work continues.
Damaged Fire Stopping Must Be Re-Evidenced
Once repaired, fire stopping must be treated as a new installation for evidence purposes.
This means recording:
- Clear photos of the repaired detail
- Product and system information
- Installer details and competency
- Date and location of repair
- Inspection and sign-off records
Original photos taken before the damage occurred are no longer sufficient. BSR will assess the condition of fire stopping as it exists at completion, not as it existed earlier in the build.
Unrecorded Damage Is a Common Gateway 3 Failure Risk
One of the most common Gateway 3 issues is fire stopping that was:
- Installed correctly
- Damaged later
- Never repaired or re-recorded
At Gateway 3, BSR does not assume intent or good practice. If evidence does not show compliant fire stopping in its final condition, the element may be treated as non-compliant, even if the original installation was correct.
Practical Site Control Is the Real Solution
Preventing problems with damaged fire stopping relies on site control, not paperwork.
Good practice includes:
- Protecting completed fire stopping from follow-on trades
- Clear coordination of service installations
- Regular inspections during later construction phases
- Immediate repair and recording when damage is found
Fire stopping should be treated as a live safety-critical element, not a task that ends when the installer leaves site.
Key Takeaway for Site Teams
Fire stopping that is damaged during construction is not compliant until it is properly repaired and re-evidenced. The rule is simple: If fire stopping is damaged, stop, fix it correctly and record it again.
Managing this properly protects Gateway 3 approval, reduces enforcement risk and ensures the building performs safely as intended.
Image © London Construction Magazine Limited
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Expert Verification & Authorship: Mihai Chelmus
Founder, London Construction Magazine | Construction Testing & Investigation Specialist |
