Case Study: Passive Fire Failures and Lessons from the Lakanal House Fire

In the world of passive fire protection, real-world incidents carry the most powerful lessons. Among the most significant is the Lakanal House fire, a tragic 2009 residential tower fire in London that exposed deep flaws in passive fire systems—particularly compartmentation and firestopping around service penetrations.

For building owners, strata managers, and facility operators, understanding what went wrong at Lakanal House is critical to preventing similar failures. At Azzo Project Services, we help clients ensure their buildings meet the standards that tragedies like this have shown to be non-negotiable.

What Happened at Lakanal House?

On 3 July 2009, a fire ignited in a flat due to an electrical fault in a television. What should have been a containable, compartmentalised event instead escalated into a multi-flat inferno in minutes. Despite being a six-storey building with supposed fire-resistant construction, fire and smoke spread rapidly and unpredictably.

The outcome was devastating:

• 6 fatalities

• Dozens injured

• Over 3,000 residents in similar buildings later required additional risk assessments

• A sweeping review of fire safety practices across the UK social housing sector

Passive Fire Failures That Changed an Industry

1. Compromised Compartmentation

Compartmentation—the idea of dividing a building into fire-resistant zones—is foundational to passive fire protection. Its purpose is simple: keep fire in the room of origin long enough for evacuation and response.

At Lakanal House, compartmentation failed for several reasons:

• Fire-resistant materials were missing or damaged.

• Previous renovations created voids and breaches.

• Some walls and ceilings did not achieve their intended fire ratings.

Result: The fire bypassed barriers designed to stop it, spreading vertically and horizontally across the building—an outcome that compartmentation should have prevented.

2. Inadequate Firestopping Around Service Penetrations

Investigators also found extensive issues with unsealed or poorly sealed service penetrations:

• Gaps around pipework and cabling acted as chimneys.

• Fire and smoke travelled through service risers and concealed cavities.

• Existing penetrations had been altered by contractors and never re-sealed.

This is a critical reminder: even the smallest unsealed penetration can defeat an entire fire compartment.

3. Why These Failures Matter Today

Modern buildings are dense with electrical, mechanical, and digital services. Every cable tray, pipe, and conduit represents a potential breach in a fire-rated barrier.

When these penetrations are not properly sealed:

• Fire spreads faster than evacuation plans were designed for.

• Smoke compromises escape routes and fills non-adjacent units.

• Lives are placed at risk even when a building is "code compliant" on paper.

The Lakanal tragedy shows that passive fire protection is only as strong as the quality of its installation, inspection, and maintenance.

Key Lessons for Building Owners and Strata Managers

1. Compartmentation Must Be Verified and Maintained

Fire-rated walls, ceilings, and floors must remain intact throughout the building’s life cycle. Renovations, tenant works, and services upgrades commonly introduce new vulnerabilities.

2. All Service Penetrations Must Be Properly Firestopped

Firestopping must:

• Use tested systems matched to the substrate, service type, and required FRL.

• Be installed by competent persons.

• Be visually inspected and documented.

3. Passive Fire Audits Are Essential

Regular audits—especially in older buildings—identify hidden issues long before they become life-threatening.

4. Documentation and Traceability Matter

Clear records and photos of firestopping systems ensure compliance and simplify future maintenance.

Effective compartmentation achieved through compliant firestopping—each penetration sealed with tested systems to maintain the wall’s full fire-resistance rating.

How Azzo Project Services Helps Prevent Lakanal-Style Failures

At Azzo, we specialise in:

• Comprehensive passive fire audits and risk assessments

• Firestopping of service penetrations using fully compliant, tested systems

• Rectification of compartmentation breaches

• Documentation for councils, insurers, and fire authorities

• Long-term compliance planning for strata and asset managers

Our mission is simple: to ensure the failures seen at Lakanal House never occur in the facilities we support.

Final Thoughts

The Lakanal House fire remains a sobering reminder that passive fire protection is not a set-and-forget exercise. It requires diligence, inspection, and expertise. Buildings that appear safe can harbour hidden defects—defects that may only reveal themselves in the worst possible moment.

By strengthening compartmentation, ensuring all penetrations are properly sealed, and prioritising routine passive fire compliance, we can protect lives and prevent history from repeating itself.

References (APA 7)

London Fire Brigade. (2010). Lakanal House fire investigation report. London Fire Brigade.

Southwark Coroner’s Inquest. (2013). Inquest into the deaths resulting from the Lakanal House fire. Her Majesty’s Coroner.

UK Department for Communities and Local Government. (2013). Fire safety in purpose-built blocks of flats.

National House Building Council. (2012). Passive fire protection: principles and practice. NHBC Foundation.