In January 2022 a new code of practice was introduced for the fire risk appraisal of external wall constructions (FRAEW) and cladding of existing multistorey and multi-occupied residential buildings. PAS 9980 sets the standards of how the review of risk at external walls should be carried out and recorded. Not every building will require a fire risk appraisal. The definition of an external wall includes any cladding on a wall and the underlying wall construction, load bearing or not.
R Lewis & Co have years of experience conducting compartmentation surveys, helping clients meet their buildings fire safety standard requirements.
In the past we have completed surveys on behalf of ‘duty holders’ needing to ensure their building’s risk assessment PAS 79-2 (FRA) duties for maintenance are fulfilled. We have been instructed to advise after something unexpected, such as a leak, occurs within the building. An incident such as this can expose a breach at a fire compartment, through a fire stopping material or at a penetrating service such as a duct or pipe.
We have also had instances where due to a minor fire or smoke damage incident, a subsequent inspection has exposed other potential construction issues or raised questions concerning other areas of a buildings active and passive fire protection measures.
Does your building require an external inspection?
A building’s Fire Risk Assessment (FRA) could refer to the requirement for an assessment of the external wall.
However, if the building is of traditional wall construction for example external solid masonry or built before the mid 1960’s, the facades have not been altered or added too with combustible systems then no further action may be required. The buildings operations and maintenance (O&M’s) content could also support these claims.
Report based evidence on the relevant external wall testing (BS8414) is also applicable and a competent fire risk assessor will review compliance with the Regulatory Reform (Fire Safety) Order 2005, making it clear to the reader that external walls constructions are to be part of the assessment scope.
Your planned maintenance schedule may have become more in-depth with the introduction of the latest codes of practice, and this may be the driver for sourcing expert fire engineering support or compartmentation survey services to assist you in meeting the necessary fire precaution standards.
Whether its internal fire compartmentation, including communal routes, hazard rooms, fire door sets or external compartmentation at a building’s external facade, where the scope and building conditions allow, R Lewis & Co Limited can work with you to carry out retrospective review of the fire safety design and buildings fire strategy. We can provide advice on existing passive systems and door set installations, maintenance, upgrades where able assisting to negate the need for extensive remediation and as required scope for new work.
Where the focus turns to external elements of structures, we would stress that that not all external wall constructions and cladding designs constitute a risk, and our brief may initially be to undertake exploratory inspections only and comment on the findings of the conditions found within the buildings design cavities.
When required more comprehensive ‘opening up’ surveys can be employed to establish the presence and condition of fire separation or compartmentation systems such as cavity barriers within the external wall build-up.
The latest building fire safety crisis – is your building affected without you realising?
The now more widely known building safety crisis has introduced many unfamiliar construction and industry terms to the attention of many; these include building compartmentation and cladding.
Cladding systems can incorporate multiple materials, used as non-load bearing water proofing and decorative constructions and encompass supporting structures, panels, insulation or lining systems which might include for design cavities.
External walls, ‘curtain walling’ make up the entire external wall of a building from inside to outside and include internal linings and external finishes.
Modern constructions that by design create the need for fire compartmentation can include areas at the external façade such as where linear movement joints and cavity spaces are required. The need for fire separation can also apply to retrospective designs following building extensions or renovation work.
If you are concerned about being able to conduct a fire risk appraisal to the correct standard and need help or advice, please contact us via our website or call 029 2021 5716. We would be happy to discuss your worries and advise whether we feel you would benefit from us completing an internal fire compartmentation survey or external fire cavity wall inspection.
Useful Resources:
Further information can be found in the standard content of PAS 9980, published in January 2022 this publicly available document outlines a methodology for a fire risk assessment of external wall constructions.
