AIR CONDITIONING, COOLING & VENTILATION
enables the estates team to achieves on- budget results without compromise on safety by considering risk factors such as:
• is the damper in a system feeding a stairwell/escape route?
• 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?
• are there other fire safety measures that can be taken to reduce risks such as detectors/alarm systems or escape plans?
• What is the risk of fire and the likely direction of fire propagation?
• what type of ductwork connected to the fire damper (some fire-resistant ductwork may not require a break-away joint)?
• what is the likely temperature the assembly will be exposed to given the effect of operational fire suppression systems?
• what is the risk of contaminants or pathogens within the ventilation systems?
operational life but still very much a commercial going concern and one where public safety is a key priority. The Arena’s replacement, a new indoor venue at Cardiff’s Atlantic Wharf, is now due to open in 2028 several years later than originally planned. That means that the facilities team at the existing Arena have the challenge of maintaining a safe and healthy environment a lot longer than planned. Replacing every fire damper that fails inspection and testing is potentially particularly expensive, not least because so many are difficult to access so it would require major works to replace them. The risk-based approach
• 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?
The Arena team already had experience with risk-based approach and working with Airmec. Back in 2012, they 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 in some air handling units (AHUs) was exposing the business to unacceptable commercial risks of having to cancel events.
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) and embraces the pragmatic risk-based approach described above. 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.”
Next steps
First review your asset register to ensure you know where all dampers are and if they are correctly installed and accessible, and then plan for survey and remedial works as necessary. If there are no inspection hatches, there has been no meaningful inspection.
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