Post-Grenfell, fire-safe practices and construction materials have become a high priority in the UK construction landscape, bringing facade fire safety in particular into sharp focus.
With facade design now under tighter scrutiny, and regulatory changes shaping how we build, specifiers and contractors must balance ventilation performance with fire safety when detailing wall penetrations for new building projects.
But how do you maintain air quality and energy efficiency without compromising fire compartmentation? The answer lies in early, informed specification and the right supply partners.
Ventilation systems — whether MVHR, MEV, or intermittent fan systems — often require ductwork to pass through fire-rated external walls. If not properly sealed, these penetrations can become weak links in a building’s fire protection strategy.
From compromised compartmentation to non-compliance with Building Control, poor detailing can lead to:
This is a potentially disastrous outcome for construction professionals tasked with balancing timelines, risk, and compliance across multiple sites. Not only does the finished product pose safety and compliance risks, but the reputational damage that could stem from poor final delivery would have far-reaching consequences.
Ventilation strategies must not undermine fire resistance. That’s the central tenet of Approved Document B, which states that:
“The building shall be designed and constructed so that the unseen spread of fire and smoke within concealed spaces in its structure and fabric is inhibited.” [Clause B3(4)]
“Where ducts pass through fire-separating elements, suitable fire-stopping or dampers must be installed to maintain the integrity of the element.” [Clause 10.1]
“Openings in external walls should be limited to reduce the potential for fire spread, particularly where a building is in close proximity to others.” [Clause 9.2]
These clauses have direct implications for ventilation. Wall penetrations, especially those involving plastic ducting, can create concealed routes for fire spread unless correctly sealed with tested and approved products like intumescent collars or fire dampers.
While fire safety is paramount, Approved Document F requires that efforts to seal buildings for thermal and fire performance do not inadvertently trap pollutants and impair indoor air quality:
“Ventilation systems should work effectively and provide adequate air flow to maintain good indoor air quality, even in airtight homes.” [Clause 1.2]
“Where air-tightness is improved... mechanical ventilation should be considered to avoid issues such as condensation and poor air quality.” [Clause 3.15]
These clauses mean that any sealing or firestopping activity around wall ducts must not obstruct airflow and that ventilation strategies must be revalidated if facade or fabric alterations are made.
The Building Safety Act adds significant weight to the compliance landscape, particularly for higher-risk buildings (HRBs), such as multi-occupancy residential blocks over 11m.
Under Section 38, the Act introduces the “Golden Thread” requirement:
“Accountable Persons must keep and maintain prescribed information about the building’s design and construction that is necessary to keep it safe.”
In the context of ventilation and facades, this means:
The Future Buildings Standard mandates low-carbon, high-performance envelopes. As buildings become more airtight and thermally efficient, the challenge is ensuring that ventilation systems are energy efficient and safely integrated into fire-resisting elements.
This is particularly relevant in the context of:
Ultimately, the message from regulations is clear: facades must breathe safely, but not burn.
Here’s where problems frequently arise when it comes to facade fire safety:
These aren’t just theoretical issues. Building Control officers on site see them daily, and the Building Safety Regulator is increasingly scrutinising them for high-risk developments.
Early, integrated specification is key to avoiding these risks. Here's what it looks like in practice:
Ensure any terminal, grille, or louvre breaching the facade is tested as part of a complete assembly, including duct material, sealants, and fire collars.
Install intumescent sleeves or collars around plastic ducting that expands under heat, sealing the void in the event of fire.
Low-profile MVHR/MEV terminals reduce facade disruption and can be easier to seal with fire-rated compounds.
Keep product certifications, testing data, and installation instructions ready for Building Control sign-off. Make documenting and maintaining a clear paper trail a priority throughout the building process.
At Titon, our ventilation system products proactively account for fire safety.
Whether you’re designing a high-rise residential scheme or a tight-plot housing site, we support you with:
Additionally, our MVHR and MEV systems are developed in accordance with Approved Document B and F requirements, with complete product testing data for Building Control approvals.
Fire-safe ventilation goes beyond compliance; it’s a trust-building measure the UK construction industry needs to truly future-proof buildings for both compliance and occupant safety. Proactive specification is the key to avoiding warranty claims, costly redesigns, and potentially disastrous fire risks.
Don’t leave fire safety and ventilation to chance. Partner with Titon early to ensure your facade penetrations are safe, efficient, and regulation-ready.
Get our Fire Safety First white paper for more insights, or contact our team now for further information.