The 2022 Building Safety Act, instituted in direct response to the Grenfell Tower tragedy, has outlined a raft of new responsibilities that building owners and managers must adhere to, in line with many of the deficiencies identified post-2017.
With the UK’s building stock notoriously aging, many of us live and work in buildings that were built under outdated regulations and have not been updated for decades in some cases. As such there is an enormous amount of remedial safety work to be done that covers essential fire protection features such as fire doors, alarms, sprinklers, and cladding materials.
High-rise buildings
Despite £5bn being allocated by the government to replace dangerous cladding, progress is slow, and it has been estimated that the amount needed to fully address the issue is closer to £50bn. In London, more than £1bn has been spent, and 700 buildings over 18m in height have applied for government support. However, almost half of those buildings currently in that process have not seen any remedial work begin.
This means in the capital alone there are more than a thousand high-rise buildings that are currently in need of urgent work. The need for retrofitting is particularly notable in high-rise buildings where fire spread can be rapid, and evacuation can be challenging. Across the country, there are over 11,000 high-risk buildings over 18 meters tall. In total, there could be two decades worth of remediation work.
Building regulations
Perfectly illustrates the delays people are facing when making their home or place of work safe from fire
We had a stark, while thankfully non-tragic, reminder in August, that showed the danger of leaving these buildings in their current state when an apartment block in Dagenham caught fire. In this particular case, an external wall survey, commissioned four years before the fire, found that the block did not fully meet building regulations at the time of construction.
Despite permission being granted in May 2023 and work being scheduled for June 2023, it was still ongoing almost 9 months after the target end date of December 2023. This perfectly illustrates the delays people are facing when making their home or place of work safe from fire.
Traditional fire stopping
The option that is often left to building owners is to completely remove the façade and install traditional fire stopping and, in many cases, requires residents to be relocated, requires large amounts of time, is severely disruptive, and carries a large price tag. This is why I have been vocal in my support of remedial work that doesn’t carry the enormous burden and cost of completely removing a facade to complete the work.
By inserting a protective sock filled with an acrylic-based fire-resistant sealant, the fire can be contained within a small section of the cavity for longer, significantly reducing the speed at which fire and smoke can spread, and I’m a huge proponent of it.
Fire-resistant performance
The system is devised to reinstate the fire-resistant routine of rigid and flexible wall and floor structures
The system is designed to reinstate the fire-resistant performance of rigid and flexible wall and floor constructions where a retrospective cavity barrier is required. I think it’s the best solution for a huge number of cases where remedial work is required. It can be installed in residential, commercial, industrial and public buildings and the work can be carried out in-situ.
Without the need to remove the whole building façade, projects can take weeks rather than months and cut out significant costs. When we look at why delays are happening, and the number of buildings where action is yet to be taken, it’s obvious that these are key stumbling blocks.
Recent fire in Dagenham
We’ve gained experience up and down the country, from London to Manchester, working in fire safety and have identified a number of areas which we hope that we can further improve on. Early reports from the recent fire in Dagenham suggest that the fire alarms sounded too late or were not activated at all.
The cause of this has not been formerly identified, however, I envisage, and we are actively developing an ‘early warning system’, that could be installed within any wall, floor or ceiling cavity. The system could then be linked to a current fire alarm system, and/or App on your mobile phone.
Expertise in sensor technology
Fire can spread quickly before penetrating rooms where it would activate conventional fire alarms
The benefit of this system, which would leverage our existing expertise in sensor technology, would be the ability to detect fire and smoke where conventional systems wouldn’t be able to. Where a fire is outside of the core of the building, our system would sit within cavities where fire can spread quickly before penetrating rooms where it would activate conventional fire alarms.
In the event of a fire, response time is crucial. This would enable occupants to be able to leave the building or call Fire Brigade at an earlier opportunity, giving vital and potentially lifesaving time.
Fire safety retrofitting
The failure to address these issues could lead to further loss of life, economic costs, and legal liabilities. Fire safety retrofitting is not just about compliance but ensuring the long-term safety of residents and building occupants, particularly in densely populated areas where the risk of fire can have devastating consequences.
We can make this happen far more quickly and ensure far more effective action is taken if we begin to think more imaginatively about the, giving people crucial time to act when disaster hits.