Fire stopping is mostly hidden. Once a ceiling goes back or a riser door closes, nobody can see whether the seals behind it are right. That is why records matter. The Building Safety Act 2022 has raised expectations on how information about buildings is created and kept, especially for higher-risk buildings. This article gives a general overview for owners, managing agents and FMs. It is not legal advice.
What the Act changed, in brief
The Act introduced a stricter regime for higher-risk buildings in England. In general terms these are buildings at least 18 m tall or at least 7 storeys, with at least two residential units. For these buildings, duties around design, construction and occupation are tighter, and information about the building’s fire safety measures has to be kept and handed on. Fire stopping records are a recurring focus. The HSE’s building safety pages are the place to start.
Why records matter even outside that regime
Many commercial buildings fall outside the higher-risk definition. Records still help. Owners have fire safety duties, and fire risk assessors, insurers and buyers increasingly ask what is behind the walls. Good records save opening up ceilings to answer simple questions, and make it easier to manage later works without breaching compartments.
Records also help when a building changes hands or managing agent. Without them, the new team has no way of knowing what was installed, where, or to which detail, short of opening up the fabric to look.
What a useful fire stopping record includes
- the location of each seal, tied to a drawing or room reference
- the wall or floor type and its fire resistance
- the service passing through and its size
- the product used and the tested detail it was installed to
- photos before and after sealing
- who installed it and when
Records like these let anyone checking later see whether a seal matches the specification.
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Where seals get breached, and what to do
Most problems arise after handover, when new cables or pipes are added. A records system works best if every contractor who passes through a fire-resisting wall or floor has to report it, and the seal is made good to the specified detail. Our fire stopping after fit-out guide has a practical checklist.
- Find out what fire stopping records already exist for each building.
- Agree a standard format for new records with every contractor.
- Make reporting any new penetration a condition of contractor permits.
- Check risers and ceiling voids after M&E and fit-out works.
- Store records where the next team can find them, linked to drawings.
None of this needs to be complex. A clear spreadsheet, a photo folder and drawings marked up by location are a good start.
Installers, certification and roles
The ASFP (Association for Specialist Fire Protection) publishes guidance, including its “Red Book” on linear joint seals, penetration seals and cavity barriers, and recommends UKAS-accredited third-party installer schemes. Third-party installer certification is not a legal requirement, but many clients and main contractors ask for it, so check what your project requires. Design and sign-off sit with the designer, principal designer, fire engineer and building control.
Our part
Mastic Doctor installs fire-rated and intumescent sealant around service penetrations and linear gaps where it is specified, to the manufacturer’s tested details. We don’t design or certify fire stopping. Tell us what records you need and we’ll confirm with the quote. See our fire-rated sealing service and our housing and managing agents page.
Quick answers
Does the Building Safety Act apply to my office block?
The stricter regime is aimed at higher-risk buildings, which involve residential units. General fire safety duties still apply to other buildings. Take advice on your own building’s position.
Is third-party certification for fire stopping installers required by law?
No. It is not a legal requirement, but many clients and main contractors ask for it, and the ASFP recommends UKAS-accredited schemes. Check what your project specification says.
What should I ask for after fire-rated sealing work?
Ask for records that show where each seal is, the product used, the detail it was installed to and photos. Agree the format before the work starts.
Related services
More advice
- Fire Stopping Explained for Building Owners
- Fire Stopping After M&E and Fit-Out Works
- BS 476 to BS EN 13501: The 2029 Change
- Sealant Planning for Managing Agents
- All advice
This guide is general information about sealant work. It isn’t legal, fire-safety or structural advice; for those, speak to a qualified professional.