Passive Fire Protection for Residential properties.

The devastating impact of fire in residential properties is tragically all too familiar. The speed with which smoke, heat and flame can travel, both vertically and laterally when permitted, can cause fatalities and serious injuries, as well as immeasurable damage to the lives of the residents, their property and the building structure itself. Often with a ‘stay put’ fire strategy, intended to minimise movement and evacuation by containing the fire within a confined area, failures in passive and active fire protection can have catastrophic results.

Through careful and effective installation of compliant specialist passive fire protection measures such as intumescent paint and firestopping into the vulnerable areas of the structural steel, building envelope, floor and roof cavities and compartmentation walls, the risk can be reduced by allowing for longer evacuation times, increased access periods for the attending emergency services and greater protection of the integrity of the structure – protecting lives and property, as well as decreasing the cost and time of rebuild in the aftermath.

Our experienced, accredited installation teams have worked on residential sites across the UK, both in new builds and delivering remedial packages to existing properties. Supported by a robust quality assurance process throughout the project and accredited certification on completion, we are able to deliver not only approved, tested and compliant passive fire protection solutions, but also peace of mind to contractors, building managers and residents alike.

New build residential sites across the UK

With housebuilding increasingly considered a priority, the cranes and scaffolding surrounding new-build residential sites are a common sight in the UK and Pyrotect is delighted to bring, and have brought, our experience and expertise to so many locations. Throughout a project we work closely with main contractors, from understanding the needs and regulatory requirements of the development at initial enquiry stage to handover of works with O&Ms and certification on completion, whilst deploying knowledgeable and experienced teams to maintain communication on site and providing ongoing quality assurance evidence during the course of the build.  

This process has benefitted a number of highly successful projects, including a packages in excess of £150,000 at Black Dog Way, Gloucester for United Living, and Strand Street, Liverpool for Graham Construction and live sites in Birmingham, where we are delighted to be delivering extensive packages with Barratt Homes at Berrington Place, Stanmore Contractors at their Snow Hill development and John Sisk on their skyline-changing 42-storey luxury apartment tower in the heart of the city.

New build site? Our Sales team will be pleased to talk through your site and the specification you are working to build a realistic quotation whether you are at tender stage or have an order to place. Call the team on 01530 416870 or email

Refurbishments, maintenance and remedial works

Whether an unoccupied ‘change of use’ conversion, or occupied properties that have undergone refurbishment or modernisation, properties with existing firestopping can be varied in nature.

The passive fire protection measures in ‘change of use’ conversions may not meet the criteria or fire strategy requirements of the new use – the change from office use to residential accommodation introduces a new sleeping risk – and existing measures may need to be upgraded or replaced. Close communication with the main contractor and transparency in the fire strategy is essential in ensuring all works are completed effectively and to the revised compliance standards.

Existing, occupied properties offer a different range of challenges. The damage that can occur to compartmentation lines through refurbishment, installations of HVAC and security systems or cabling works can create an unknown, unrecognised and unnecessary risk. A thorough fire survey can identify vulnerabilities and non-compliance in the existing passive fire protection measures, and is an integral part of developing a remedial works programme.

Following a pre-start meeting, our fully-briefed teams will install all the necessary remedial requirements, generating a quality assurance audit trail as they pass through the building. Mindful that these premises are of course occupied, our Contracts Managers will work closely with the main contractor or building manager to ensure that scheduling and sequencing minimise the impact of works on residents. Meanwhile our site teams are sensitive to their presence in people’s homes and the need for greater management of noise and dust, as well as security awareness around entry systems and fire exits.

Our commitment:

In order to meet the additional needs of residential buildings, our teams provide the following:

  • Pre-start meeting to capture all site-specific needs and considerations, and outline sequencing
  • Deployment of qualified, experienced site installation teams
  • Detailed, site-specific RAMS
  • Briefing with site teams prior to commencement
  • Regular catch-ups with site/facilities teams to ensure smooth project delivery, check sequencing flow is still workable and address any changes (particularly in occupied developments)
  • Flexibility in working patterns to suit the flow of live sites
  • DBS checked/ enhanced security clearance on site teams where required
  • Value-based contracts, supporting project objectives in quality, sustainability and social value
  • Quality assurance throughout and certification on completion

Building Manager or Facilities Manager of an existing facility? Our certified fire inspectors can walk you through the fire survey process and identify any areas of non-compliance that put you at increased risk. Contact the team on 01530 416870 for more information