Protecting Buildings Through Passive Fire

Keeping Multi-Residential Buildings Safe Through Effective Passive Fire Management.

In multi-residential buildings, passive fire protection plays a critical but often overlooked role in safeguarding occupants. While alarms, sprinklers, and extinguishers are familiar features of fire safety, the systems hidden within walls, ceilings, and service shafts are just as vital. Fire-rated walls, floor systems, fire doors, and compliant service penetrations slow fire and smoke spread, protect exit paths, and provide valuable time for emergency response (Australian Building Codes Board, 2023; Standards Australia, 2017).

For strata managers, committees, and building caretakers, understanding practical passive fire obligations is essential. This guide explores building-focused responsibilities that support passive fire compliance and reduce risk.

Why Passive Fire Systems Require Constant Attention

Buildings rely on fire compartments to limit fire spread between units and floors (Standards Australia, 2021). If an opening is left unsealed or incorrectly repaired—even a small cable penetration—the entire barrier can fail. Many defects arise from modifications over time: HVAC upgrades, NBN installations, plumbing adjustments, electrical works, and general repairs (Fire Protection Association Australia, 2022). Each can affect fire-resisting elements if not monitored.

Passive fire compliance is therefore a dynamic responsibility. Regular inspections and ongoing maintenance ensure systems continue to perform as designed (Queensland Fire and Emergency Services, 2021).

Common Areas Where Issues Arise

Service penetrations—where pipes, conduits, and cables pass through walls or ceilings—are the most frequent source of non-compliance. These must be sealed using tested firestopping systems (Standards Australia, 2017), general-purpose sealants or improvised materials are often used. Over time, additions or removals of services can compromise previously compliant penetrations.

Fire-rated walls, ceilings, and shafts also degrade (Standards Australia, 2021). Damage from repairs, unapproved access panels, or incomplete patching can reduce fire resistance. Fire doors, critical for compartmentation, are prone to wear; common defects include damaged seals, faulty closers, and incorrect hardware (Standards Australia, 2018).

Understanding typical failure points helps strata managers anticipate problems and act before escalation.

What a Thorough Passive Fire Inspection Should Cover

Inspections should be structured, detailed, and performed by trained professionals. Comprehensive inspections include:

• Condition of fire-rated walls, floors, ceilings, and risers (Standards Australia, 2021)

• Identification of non-compliant or missing firestopping (Standards Australia, 2017)

• Assessment of fire doors for gaps, hardware condition, seals, and closers (Standards Australia, 2018)

• Verification that firestopping systems match tested configurations

• Checks of shafts, plant rooms, roof spaces, car parks, and other service-heavy areas (Queensland Fire and Emergency Services, 2021)

• Assessment of changes since previous inspections

• Documentation of defects, recommended rectifications, and priorities based on risk (Fire Protection Association Australia, 2022)

Inspections provide a clear snapshot of a building’s current condition and highlight areas requiring preventative maintenance.

Managing Passive Fire Defects Over Time

Most passive fire defects relate to day-to-day building activity rather than original construction. Typical issues include:

• Penetrations created without compliance documentation

• Use of non-tested materials to seal openings

• Damaged doors from routine use

• Degraded fire-rated linings

• Repairs carried out to non-conforming standards (Standards Australia, 2017; 2018)

Managing defects effectively requires structured monitoring. A defect register capturing the defect, location, corrective action, and priority ensures continuity across committee changes and ongoing works (Fire Protection Association Australia, 2022). Rectifications must use tested firestopping systems and compliant hardware to maintain fire resistance (Standards Australia, 2017; 2018).

Documentation and Evidence: The Backbone of Compliance

Maintaining proper documentation is essential for demonstrating inspections, maintenance, and rectifications (Australian Building Codes Board, 2023). Useful documents include:

• Inspection and audit reports

• Fire door survey results

• Product certificates and installation details

• Photographic evidence of rectification

• Drawings and maps of penetration locations

• Defect and maintenance registers

Organised, accessible records make future inspections more efficient and help committees understand the building’s history and risk profile.

Staying Ahead of Future Defects

Trades regularly modify services in multi-residential buildings. Passive fire systems benefit from proactive management: educating trades, requiring notification before works, and scheduling follow-up inspections after major upgrades (Queensland Fire and Emergency Services, 2021).

A proactive approach maintains compliance and reduces the likelihood of sudden, high-cost rectification work from unnoticed deterioration.

Final Thoughts

Passive fire compliance is a practical, ongoing responsibility that protects residents and preserves building safety. Understanding fire compartments, identifying common defects, conducting inspections, and maintaining proper documentation ensures that strata managers and committees can effectively manage passive fire systems, maintain safety, and prevent escalating issues.

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References

Australian Building Codes Board. (2023). National Construction Code 2022: Volume One – Class 2 to 9 buildings (amendments 1–4). https://www.abcb.gov.au

Standards Australia. (2017). AS 4072.1-2017 Components for the protection of openings in fire-resistant separating elements – Fire stopping and penetration seals. Sydney, NSW: Standards Australia.

Standards Australia. (2018). AS 1905.1-2018 Components for fire-resistant doorsets. Sydney, NSW: Standards Australia.

Standards Australia. (2021). AS 1530.4-2021 Methods for fire tests on building materials, components, and structures – Fire-resistance test of elements of construction. Sydney, NSW: Standards Australia.

Queensland Fire and Emergency Services. (2021). Fire safety in buildings: Passive fire protection guidance. https://www.qfes.qld.gov.au

Fire Protection Association Australia. (2022). Passive fire protection: Inspection and maintenance best practices. https://www.fpaa.com.au

NSW Rural Fire Service. (2020). Guide to passive fire protection in buildings. https://www.rfs.nsw.gov.au