Fire damper repairs and remedials

Why dampers fail

A fire damper spends years doing nothing, hidden in a ceiling void or riser. When it’s finally tested, or needed, the blade has to drop and close the duct. BESA notes that dust, grease and corrosion from water or condensation can all stop a damper closing (BESA: fire damper testing requirements). Other common faults include damaged or missing fusible links, bent blades or frames, and dampers that can’t be reached because there’s no access panel.

A failed damper is a gap in the building’s fire protection. It should be put right promptly, retested and recorded.

Most failures come to light during a drop test. Our fire damper testing service records the reason for each failure with photos, which is the starting point for any repair. If another company tested your dampers, their report works just as well. Send it to us and we’ll quote for each failed damper on the list.

What we can put right

• Dirty dampers: dust, grease and debris cleaned out so the blade can move.
• Sticking blades: released and cleaned, with the cause noted.
• Fusible links: damaged or missing links replaced with the correct type for the damper.
• Access: new access panels fitted in the duct, and the need for ceiling access noted, so the damper can be tested and maintained.
• Damaged or corroded dampers: replaced where a repair isn’t possible.

We tell you what we found and what we recommend for each damper, and give you a fixed quote before any remedial work starts.

Replacing a damper

When a damper is too damaged or corroded to repair, it needs replacing. A fire damper is part of the fire-resisting wall or floor it sits in, so the replacement has to suit that construction and the duct, and be fitted to the maker’s installation instructions. We look at the existing damper, the duct size and the wall or floor before recommending a replacement, and tell you if anything else needs to be involved, such as other trades to open up and make good a ceiling.

BESA’s guidance is that a fire damper should be tested by a competent person on completion of installation. We drop test every damper we fit before we leave.

Retesting and records

Every damper we repair or replace is drop tested afterwards to prove it closes fully, then reset. Your records are updated with the location, what was done, the retest result and photos. That gives you a complete picture: the original test, the fault, the repair and the pass.

Keep these records with your fire safety log. Fire risk assessors, insurers and building managers often ask to see them.

Where a damper has been replaced, the record shows the new damper, its location and the date it was fitted and tested. That makes the next annual test simpler, because whoever carries it out can see the history of each damper at a glance. We can also add any newly found dampers to your schedule, so the list stays complete as the building changes.

Who is responsible

Under the Regulatory Reform (Fire Safety) Order 2005, the Responsible Person must keep fire safety systems maintained and in working order. BESA explains that this includes fire dampers, and that the Responsible Person may be the employer, owner, landlord, facilities manager or managing agent. In shared and let buildings, check your lease or management agreement to see who arranges repairs. Our article on the responsible person explains more.

Working around the building

Remedial work often means opening ceilings, working in risers or isolating ventilation for a short time. We plan it for evenings, overnight or weekends where that helps, protect the areas we work in and leave them clean. Tell us about any areas with restricted access, such as clinical rooms or secure areas, and we’ll agree the arrangements with you.

In kitchens, dampers are sometimes found near the extract or in shared risers. If a damper is coated in grease or dust, it’s worth asking why. A kitchen extract that is overdue for cleaning, or general ventilation that needs attention, can be the cause, and we’ll point it out.

What it costs

We don’t publish prices. It depends on the fault, the parts, whether a damper needs replacing, and how easy it is to reach. We’ll give you a fixed quote for each damper on your list, usually within one working day.