Fire stopping around pipes and cables is the process of sealing every gap where services pass through a fire-rated wall or floor. Water pipes, gas pipes, electrical cables, cable trays and cable trunking all penetrate compartment boundaries and break the fire resistance of those boundaries. Firestopping restores it. Without it, smoke and hot gases have a clear, unobstructed path through every storey of your building. Not through the walls. Around them. The compartmentation your entire fire safety strategy depends on simply does not exist.
Most building owners have no idea.
Many won’t find out until an audit, an insurance survey, or a property transaction forces the question directly in front of them. If you are here because someone has flagged a potential problem, or because you are preparing for an inspection and want to understand what you are dealing with, this guide covers what is required, who is responsible, and what remediation actually involves in practice.
What the Irish Building Regulations Require
Technical Guidance Document B (TGD-B), Ireland’s guidance for compliance with Part B of the Building Regulations, requires that all service penetrations through compartment walls and compartment floors be fire-stopped to maintain the required fire resistance of the element.
This is not a recommendation. It is a legal requirement under the Building Control Regulations 1997, as amended, and applies to both new construction and material changes of use.
Compartment walls and floors act as fire barriers, designed to contain fire, prevent fire spreading between floors and compartments, and limit the passage of smoke for 30, 60, 90 or 120 minutes, depending on the building type and occupancy. That rating is based on the assumption that the element is continuous. A single unsealed pipe penetration makes it discontinuous. In the event of a fire, flames do not need to burn through the wall. They travel through the gap. In seconds, not minutes.
For buildings undergoing inspection, fire safety audit, or pre-sale due diligence, inadequate pipe and cable fire-stopping is one of the most frequently cited deficiencies. It is also one of the most straightforwardly remedied once correctly identified and scoped. Remediation typically involves a trained specialist sealing each penetration with the correct certified product. For most buildings, this does not require scaffolding, tenant decanting, or extended downtime. Penetration sealing is targeted, section-by-section work. The cost and disruption are almost always significantly less than owners anticipate when they first hear the word ‘remediation’.
Why the Service Type Determines the Fire Risk
Not all penetrations carry the same fire risk. Each service penetration (sometimes called a fire penetration) must be assessed and sealed based on what passes through it and what the surrounding element is required to achieve. Where cables and pipes penetrate compartment walls and floors, the material of the service determines how it reacts to heat, which determines what firestopping system is required.
Plastic pipes: the highest-risk penetration type. PVC pipes and other combustible pipes present the greatest fire risk of any pipe penetration. When a PVC pipe passes through a compartment wall, it will melt and collapse in a fire, leaving a hole the exact diameter of the pipe. Without an intumescent collar or intumescent wraps, that hole remains open. Intumescent firestopping materials are specifically designed for this: when exposed to heat, they expand rapidly and close the void before fire can pass through.
Metal pipes conduct heat but do not collapse. The risk here is the gaps around the pipe itself, between the pipe and the wall or floor structure. Sealing around metal pipes requires fire-rated sealant or mortar to fill the gap and maintain the fire resistance of the surrounding element.
Electrical cables and cable trays present a different challenge. Individual cables may be sealed with intumescent cable transit systems or fire-rated sealant. Cable trays and cable trunking, particularly those carrying multiple cable runs, require specific fire-stopping products designed for the combined cross-section of cables passing through the opening. A standard sealant is not sufficient where cable density is high.
Mixed penetrations, where a combination of pipes, cables, and conduits pass through the same opening, require careful selection of compatible systems and, in most cases, a specialist assessment. The correct firestopping system must be tested and certified for the specific combination of services and the specific construction of the element it penetrates.
Getting this wrong does not just mean a failed inspection. It means a building that does not perform as its fire safety strategy assumes it will.
Why Fire Resistance Ratings Matters
Fire resistance is measured in minutes. The standard ratings you will encounter in Irish buildings are 30, 60, 90 and 120 minutes, often expressed as REI-30 through to REI-120 (Resistance, Integrity, Insulation).
The required rating for any given element depends on the building type, its use, the number of storeys, and the compartment strategy as set out in TGD-B. As a general reference:
Buildings covered by the Interim Remediation Scheme have specific requirements set out in that scheme
Two-storey houses typically require 30-minute fire resistance for compartment floors
Apartment buildings require a minimum of 60 minutes for compartment walls and floors between units
Commercial and mixed-use buildings typically require 60 minutes or more, depending on height and use
The firestopping products you use must be tested and certified for the required rating of the element they are installed in. A product fire rated to 60 minutes cannot be assumed to perform at 90 minutes. Installation must also follow the manufacturer’s tested method exactly. An otherwise correct product, installed incorrectly, loses its certification.
This is why passive fire protection work should be carried out by trained specialists, not general contractors, and why documentation of the installed system matters as much as the installation itself. Without it, a fire safety officer, insurer, or buyer’s surveyor has no way to verify the work was carried out correctly. In an audit, inspection, or incident, you carry full liability as if the work had never been done.
Choosing the Right Firestopping Products
The right material depends on the type of service, the substrate, the fire resistance required, and the size of the opening. Here is a working guide to the main fire-stopping solutions and fire-stopping products used in Irish buildings:
Intumescent collars and intumescent wraps (collars and wraps) are used on combustible plastic pipes passing through walls or floors. The collar fits around the pipe at the point of penetration. When exposed to heat, the intumescent material expands inward, crushing the collapsing pipe and sealing the opening. Collars are typically used on exposed pipework; intumescent wraps are used where the pipe is enclosed within a duct or chase.
Intumescent sealant and fire-rated mastics are used for sealing around metal pipes, cables, and conduits. They are also used in conjunction with other systems to seal any residual gaps at the perimeter of an installed product. Not all intumescent sealant products are equivalent. The product must be compatible with the substrates and applied at the correct depth and width.
Intumescent pipe seals combine a pipe collar with a built-in sealant bead, used for smaller-diameter plastic pipes in standard wall configurations.
Fire-stopping mortar and fire batts are used to reinstate large or complex openings, particularly around multiple pipe penetrations or cable penetrations. Fire batts made from mineral wool, such as Rockwool stone wool insulation products, provide a compressible, non-combustible infill that accommodates a range of service types within the same opening, restoring fire resistance without rigid sealing.
Cable transit systems are modular firestopping solutions designed for electrical cables and cable bundles. They allow future cable additions while maintaining the fire rating of the penetration, which is an advantage in commercial buildings and data centres where service routes change over time.
Linear gap seals address the joints between compartment elements, particularly the junction between a fire-rated wall and the underside of a suspended floor above. These are often overlooked entirely, yet a poorly sealed linear gap can undermine an otherwise well-maintained fire barrier.
Using the wrong product, or a non-fire-rated product such as standard expanding foam or decorator’s sealant, means the penetration has no fire rating at all. The wall reads ‘compliant’. It is not. That distinction only becomes apparent when it is tested by fire or by an inspector who knows what to look for.
Who Is Legally Responsible for Passive Fire Protection Compliance?
This is the question most building owners and facilities managers avoid asking and then discover the answer to under pressure.
Under the Building Control (Amendment) Regulations 2014 (SI 9 of 2014), the owner of a building has legal responsibility for ensuring compliance with the Building Regulations. For new construction, the assigned certifier and the builder both carry defined responsibilities. For existing buildings, the owner (whether that is a company, a management company, or an individual) is responsible for ensuring that fire safety standards are maintained.
In practical terms, this means the following:
If a fire safety audit, an insurance survey, or a building inspection identifies inadequate firestopping around pipes and cables, the building owner is responsible for remedying it. If an incident occurs in a building where firestopping deficiencies were known and unaddressed, the liability position is significantly worse.
For facilities managers and property managers, the position is the same. Managing a property on behalf of an owner does not transfer the owner’s legal obligations, but it does create a duty of care to identify and escalate compliance issues.
The safest position is a documented record of inspections, deficiencies identified, and remediation works completed. Without that record, you are relying on the absence of an incident. That is not a compliance strategy.
| Finding | What it means | Where it’s most common | Risk level |
|---|---|---|---|
| Missing firestopping | Pipe and cable penetrations that were never sealed no product installed at all. Common around service runs added after the original build. | Older buildings; post-construction service installations | Critical |
| Incorrect product selection | Standard decorator’s sealant or expanding foam used instead of a rated firestopping product. These offer zero fire resistance and fail immediately under heat. | Throughout often installed by non-specialist trades | Critical |
| Incomplete installation | Product present but not fully applied e.g. a collar fitted without intumescent sealant at the perimeter, a partially filled cable transit, or a gap left beside a fire-rated sleeve. | Cable trays; multi-service penetrations | High |
| Damaged or disturbed seals | Originally compliant firestopping that was broken when services were modified, floors or ceilings replaced, or cables added to an existing tray. | Refurbished floors; altered service routes | High |
In each case the remediation process is the same: the non-compliant seal is removed, the correct product is installed by a trained specialist, and the penetration is signed off against the relevant Irish building regulations.
Firestopping and the Interim Remediation Scheme
For apartment owners and management companies engaged with the Interim Remediation Scheme (IRS), you should expect service penetration firestopping to be part of your work programme.
The IRS addresses deficiencies in buildings constructed between 1991 and 2013 that do not meet the fire safety standards they were required to. Inadequate compartmentation, including unsealed or incorrectly sealed pipe and cable penetrations, is one of the deficiency types the scheme is designed to remedy.
The practical challenge for IRS buildings is carrying out remediation in occupied residential blocks, managing the documentation trail required for sign-off, and co-ordinating across multiple service types and locations. If your building is within scope, what you need to know upfront is which penetrations are present, which require remediation, and whether the works can be completed while the building remains occupied. Firestoppers has carried out IRS firestopping works across Ireland and can walk you through scope, sequencing, and the sign-off process before any commitment is made.
When to Call a Passive Fire Protection Specialist
If any of the following apply to your building, a specialist assessment is the right next step:
Your building was constructed before 2014 and has not had a documented firestopping inspection. Older buildings frequently have missing or inadequate penetration seals, particularly in service risers and around electrical installations.
Cables or pipework has been added or modified since the original build without a corresponding firestopping update. This is routine in commercial buildings and is one of the most common causes of compliance gaps.
You are preparing for a fire safety audit, an insurance review, or a property transaction. Identifying and remediating firestopping deficiencies before an audit is significantly better than discovering them during one.
Your building is within scope for the Interim Remediation Scheme, and works have not yet been completed.
You have a fire safety audit report that identified penetration deficiencies and need a contractor to carry out the remediation and provide the documentation.
Is my Building Compliant?
A short call is usually enough to tell you whether an assessment makes sense for your building. A site assessment gives you a written report: every pipe penetration and cable penetration identified, each one assessed as compliant or deficient, and a clear picture of what remediation involves, what products are needed, whether works can be completed while the building is occupied, and what sign-off documentation you will receive. No open-ended commitment, no guesswork.
Call 01 816 5587, and within a short conversation you will know whether your building needs an assessment, what it involves, and what the likely scope looks like. Or send an enquiry through the contact form, and we will come back to you the same day.
What is fire stopping around pipes and cables?
Fire stopping around pipes and cables is the installation of fire-resistant materials at every point where a pipe, cable, or conduit passes through a fire-rated wall or floor. These penetrations breach the building’s compartmentation, and firestopping restores the required fire resistance to prevent the spread of fire and smoke between compartments.
Is fire stopping around pipes legally required in Ireland?
Yes. Technical Guidance Document B (TGD-B) sets out the requirement to fire stop all service penetrations through compartment walls and floors, in compliance with Part B of the Building Regulations. The building owner is responsible for ensuring this is in place.
What materials are used to fire stop pipes and cables?
The materials used depend on the service type. Intumescent collars and intumescent wraps are used on plastic pipes. Intumescent sealant and fire-rated mortars are used on metal pipes and general cable penetrations. Cable transit systems are used for cable bundles. Fire batts and mineral wool products such as Rockwool are used in larger or complex openings. All fire stopping products must be tested and certified for the required fire resistance rating.
Do plastic pipes need different fire stopping to metal pipes?
Yes. PVC pipes and other combustible pipes melt and collapse in a fire, which creates an open hole. Intumescent materials are specifically designed to expand and close this void as the pipe collapses. Metal pipes do not collapse, so the primary requirement is sealing around the gap between the pipe and the surrounding element, typically with intumescent sealant or fire-rated mortar.
How do I know if my building has compliant fire stopping?
A firestopping inspection or fire safety audit carried out by a passive fire protection specialist will identify all service penetrations, assess whether they are correctly sealed, and provide a report detailing any deficiencies. Without a documented inspection, there is no reliable way to confirm compliance in an existing building.
Can a general contractor carry out fire stopping works?
Fire stopping should be carried out by trained passive fire protection specialists. The reason is specific: each product is tested and certified for a defined installation method, and certification only holds if installation follows that method exactly. A general contractor working outside their training is unlikely to know the product-specific requirements, cannot certify the works, and cannot provide the documentation that a fire safety officer or insurer requires.
What happens if fire stopping is missing or incorrect?
Inadequate fire stopping allows smoke and fire to travel through service penetrations, bypassing compartment walls and floors. This undermines the building’s entire fire safety strategy and increases the speed at which fire spreads. It also constitutes a breach of the Building Regulations and creates legal and insurance risk for the building owner.
Does the interim remediation scheme cover fire-stopping works?
Yes. Inadequate compartmentation, including missing or incorrect service penetration firestopping, is within scope of the Interim Remediation Scheme for qualifying apartment buildings constructed between 1991 and 2013. Contact Firestoppers for advice on whether your building qualifies and what works are required.
