If you manage a commercial building, a block of flats, a school, or any other property in Hampshire or Surrey, you have a legal duty to ensure your building’s fire safety measures are in place and working. One of the most commonly overlooked and most important of those measures is firestopping.
Most building owners have heard of fire doors. Far fewer are aware that every pipe, cable, and duct that passes through a fire-rated wall or floor represents a potential breach in your building’s fire compartmentation and that each one must be properly sealed by a qualified contractor.
At Lockmasters, we provide certified firestopping services across Hampshire and Surrey, including Farnham, Guildford, Basingstoke, Fleet, Camberley and all surrounding areas. This article explains what firestopping is, who needs it, and what to look for when choosing a contractor.
In this article:
What firestopping is and why it matters
Your legal obligations as a building owner or manager
The types of firestopping we carry out
What certified firestopping looks like in practice
Why Lockmasters are the right choice in Hampshire and Surrey
What Is Firestopping?
Firestopping is the process of sealing any gap or penetration in a fire-rated wall or floor to stop fire and smoke from spreading between parts of a building.
When a building is constructed or refurbished, services such as water pipes, drainage, electrical cables, gas pipes, and ventilation ducts are run throughout the structure. Wherever one of these services passes through a fire-rated wall or floor, a hole is created. If that hole is not properly sealed with the right materials, it becomes a direct route for fire and toxic smoke to travel silently and rapidly through the building.
The consequences can be devastating. Smoke inhalation is responsible for the majority of fire fatalities in UK buildings, and the speed at which smoke travels through unsealed penetrations is far greater than most people realise.
Firestopping products including intumescent collars, fire-rated sealants, pipe wraps, pillows, and linear joint seals are engineered to expand, char, or maintain their integrity when exposed to heat, sealing those gaps and maintaining the fire resistance of the surrounding structure.
Your Legal Obligations
Firestopping is not simply best practice it is a requirement under UK law. Building owners, landlords, and those responsible for managing commercial or residential properties need to be aware of the following legislation:
Regulatory Reform (Fire Safety) Order 2005
The RRO places a duty on the ‘responsible person’ typically the building owner, employer, or managing agent to ensure that all passive fire protection measures, including compartmentation and firestopping, are in place, maintained, and fit for purpose. Failure to comply can result in enforcement action, prosecution, and unlimited fines.
Building Safety Act 2022
The Building Safety Act introduced significantly tougher requirements for higher-risk residential buildings (those above 18 metres or seven storeys). It requires a ‘golden thread’ of building information to be maintained, which includes full records of all firestopping works carried out. This means not only must the work be done — it must be documented, traceable, and available for inspection.
Building Regulations Approved Document B
Approved Document B sets out the technical requirements for fire safety in buildings, including compartmentation standards and the requirement to maintain fire resistance at all service penetrations. These requirements apply to new builds and to any refurbishment or fit-out works.
Who needs firestopping services?
Commercial landlords and property managers
Housing associations and local authorities
Schools, colleges and universities
Hospitals, care homes and healthcare facilities
Hotels, serviced apartments and HMOs
Office buildings, retail units and industrial premises
Developers carrying out refurbishment or fit-out works
Principal contractors requiring specialist sub-contractors
Firestopping Services We Provide in Hampshire & Surrey
Lockmasters provide a full range of firestopping services for commercial, residential, educational and public sector clients across Hampshire and Surrey. Every installation uses products that carry third-party certification (CERTIFIRE or BBA approval) and is carried out strictly in accordance with the manufacturer’s tested system details.
Pipe penetration sealing
Pipes passing through fire-rated walls and floors must be sealed with the appropriate product for the pipe material, diameter, and wall construction. Plastic pipes require intumescent fire collars or wraps (which expand inward as the pipe melts in a fire). Metal pipes require fire-rated sealant in the annular gap. We carry and install products across all major manufacturers and can select the correct tested system for each specific situation.
Cable and cable tray penetrations
Electrical cables and cable bundles passing through compartment walls and floors are one of the most frequently overlooked firestopping requirements. We seal individual cables and cable trays using fire-rated pillows, boards, or sealants as appropriate to the specific opening size and cable density.
Ductwork and ventilation penetrations
Ventilation ductwork creates large openings in fire-rated structures. These require fire dampers or intumescent duct wraps, depending on the duct material and the required fire resistance period. We survey, specify and install the appropriate solution for your building.
Linear joint sealing
The joints between fire-rated walls and floors known as linear joints must also be sealed to maintain compartmentation. We install linear joint seals across a range of substrates and configurations, documented to the same standard as all penetration works.
Firestopping surveys and remediation
Many buildings particularly those that have been refurbished, extended, or have had repeated maintenance works contain numerous unsealed or poorly sealed penetrations. We carry out firestopping surveys to identify every breach in your building’s compartmentation, provide a clear written report with photographic evidence, and carry out all remedial works required to bring your building into compliance.
What Certified Firestopping Looks Like in Practice
Not all firestopping is equal. When you commission firestopping work from Lockmasters, this is what you should expect as standard:
A pre-works survey to identify all penetrations requiring treatment and specify the correct products
Installation using only CERTIFIRE or BBA-certified products, applied strictly in accordance with the tested system details
BMTrada Q-Mark certified operatives carrying out all installation and maintenance works
Photographic evidence taken before, during and after every penetration sealed
A full documentation pack on completion, including product data sheets, certification records, and photographic evidence
Certification labelling applied to completed works where appropriate
A compliance-ready audit trail suitable for building safety files, fire risk assessment records, and golden thread requirements
This level of documentation is not just good practice for buildings within scope of the Building Safety Act, it is a legal requirement. And for all buildings, it gives building owners and responsible persons demonstrable evidence that their passive fire protection obligations have been met.
Why Choose Lockmasters for Firestopping in Hampshire & Surrey?
BMTrada Q-Mark certified
Lockmasters hold BMTrada Q-Mark certification for fire door installation and maintenance one of the most rigorous and widely recognised third-party certification schemes in the passive fire protection industry. This independent accreditation demonstrates that our operatives have been trained and assessed to a verified standard, and that our processes meet the requirements of the scheme.
30 years serving Hampshire and Surrey
We have been working across Hampshire and Surrey for over 30 years. We know the area, we understand the types of buildings and building stock you’re dealing with, and we can respond quickly. Our engineers are based across the region, covering Farnham, Alton, Guildford, Fleet, Farnborough, Camberley, Basingstoke, Haslemere, Aldershot, Bordon and all surrounding areas.
Commercial and residential experience
We work with commercial landlords, housing associations, schools, healthcare facilities, hotels, estate agents, local councils and developers. Whatever the building type or the complexity of the works, we have the experience and the certification to deliver.
Full documentation as standard
Every firestopping project comes with a complete documentation pack. We understand that building owners and responsible persons need more than just the work done they need a paper trail. Our documentation is produced to a standard that supports compliance with the Building Safety Act, the Regulatory Reform (Fire Safety) Order, and the requirements of your insurer.
Trusted by organisations you recognise
Our clients include Waverley Borough Council and The Royal Grammar School. We work for public sector bodies, large commercial organisations, and smaller independent landlords with equal care and attention to detail.
Frequently Asked Questions
How do I know if my building needs firestopping work?
The most reliable way to find out is to commission a firestopping survey. If your building has ever been refurbished, had new services installed, or has undergone any maintenance works that required penetrating walls or floors, there is a strong likelihood that some penetrations are unsealed or have been sealed incorrectly. A survey will identify every issue and provide a clear picture of what remediation is required.
How much does firestopping cost?
The cost depends on the number and type of penetrations, the products required, and the access conditions. We provide a detailed written quotation following a site survey, with no obligation. There are no hidden charges and we work to a transparent, fixed-price model wherever possible.
Do I need firestopping if my building is older?
Yes — in some ways older buildings are more likely to need attention, as firestopping requirements have tightened considerably over the years and older penetrations are often not treated to modern standards. The Regulatory Reform (Fire Safety) Order applies to all non-domestic buildings, regardless of age.
Can you provide documentation for our fire safety file?
Absolutely. Every project comes with a full documentation pack that is suitable for inclusion in your fire safety file, golden thread records, and fire risk assessment evidence file. If you require a specific format or structure for your documentation, please let us know at the survey stage.
Do you cover the whole of Hampshire and Surrey?
Yes. Our engineers cover Farnham, Alton, Guildford, Fleet, Farnborough, Camberley, Basingstoke, Haslemere, Aldershot, Bordon and all surrounding areas across Hampshire and Surrey. For large projects or locations outside our core area, please contact us to discuss.