FIRE SAFETY


in some air handling units (AHUs) was exposing the business to unacceptable commercial risks of having to cancel events if air exchange, temperature and humidity standards could not be maintained.


What does BESA say about risk-based maintenance The July 2025 technical bulletin on ductwork fire damper installation that gave more advice on legacy systems (TB59) embraces the pragmatic risk- based approach. It says: ‘It is however, recognised that occasionally the physical constraints in place around fire dampers may hamper the remedial works associated with removal and replacement of self-drilling screws. In these instances, a risk assessment shall be undertaken to determine what action should be implemented and what control measures should be adopted, together with the level of any residual risk and how it should be managed’.


Lack of cross checks between trades and designers.


due to open in 2026/27 some three years later than originally planned. That means that the facilities team at the existing complex have the challenge of maintaining a safe and healthy environment a lot longer than planned, and against a commercial background where there will be reduced appetite for capital investment. Working with long-term partner Airmec, the arena team


Andrew Steel


Andrew Steel has been leading Airmec Essential Services since 2011. He has drawn on many years’ business management and leadership experience across the facilities management, healthcare, life sciences, energy, marine, and aerospace sectors to create air and water services that are aligned with the changing needs of customers. Andrew’s engineering and commercial skills enable a pragmatic approach to support customers as they balance budgets with compliance and the overarching need to keep premises open and fully operational.


have planned pragmatically for critical air, water, and fire safety services for the final years of the Arena’s life. Within that remit, replacement of fire dampers which fail inspection and testing is potentially particularly expensive, not least because so many are very difficult to access and/or would require major works to replace. Our suggested risk-based approach is achieving on-budget results without compromise on safety. Decisions are based on risk factors such as:


n Is the damper in a system feeding a stairwell/escape route?


n If inspectors cannot get to the damper closest to the higher risk area, what is the location and status of the next damper upstream in the system and is that functioning? Do you need to install another damper?


n Are there other fire safety measures that can be taken to reduce risks i.e. detectors/alarm systems, escape plans?


n The risk of fire and the likely direction of fire propagation.


n The type of ductwork connected to the fire damper (some fire-resistant ductwork may not require a break- away joint)


n The likely temperature the assembly will be exposed to, given the effect of operational fire suppression systems.


n The risk of contaminants or pathogens within the ventilation systems.


n Is the fire damper otherwise installed in accordance with the manufacturer’s tested detail – as a piece of equipment is it adequately supported in line with the tested detail?


Back in 2012, the Arena team were able to extend the service life of air handling units with a planned maintenance and remediation regime. The building was then already some 20 years old and equipment failure


36 Health Estate Journal May 2026


Next steps You will doubtless understand by now that you need to review your asset register to ensure that all dampers are correctly installed – and accessible – and then plan survey and remedial works as necessary. This is on top of the routine inspection and testing which should, of course, already be being done annually in healthcare premises to comply with HTM-03. Remember, if there are no inspection hatches, there is no meaningful inspection! This is work that involves multiple skill sets. Take time to plan


the work with your specialist contractor to avoid over and under skilling. The person who can survey and report on the condition and installation of your fire damper infrastructure is not the same as the one who will typically undertake the routine inspection, testing and cleaning of dampers. Their experience and knowledge levels and hourly rates are vastly different. Do not panic or take a rushed decision: draw breath and take the opportunity to scope – and price – the work properly and fairly to all parties.


Be under no illusion: incorrectly installed and untested and inspected fire dampers may well not perform their function of reducing the spread of fire and/or smoke in a building during a fire. You need to act, starting, at least, with a survey of how all your dampers are installed, if you do not already have that information on record. There are a lot of people involved in fire damper specification, installation, testing and maintenance but ultimately it remains the responsibility of the duty holder and the competent person appointed by them to fully consider the fire safety requirements, the level of risk that exists and the need for remedial works. Doing nothing is not an option. Step one is to commission


a review of your asset register and, if it does not reassure you that your fire dampers have been correctly fitted and maintained, then a full survey is called for. Be sure to work with specialist contractors with a deep


understanding of legal, safety and practical priorities and who can go the extra mile to help create and manage a pragmatic, risk-based plan of works. This does not have to be a big-ticket project.


Acknowledgement n This article originally appeared in IFHE Digest 2026.


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