Fire-resistant paint and coatings: When and where landlords must apply specialist products
For landlords and property managers, fire safety is not an option—it is a legal and moral imperative. While smoke alarms and fire doors are well-known requirements, the role of specialist coatings, often referred to as fire retardant paint, is frequently misunderstood. These paints are not about preventing fire, but about slowing its spread and protecting the structural integrity of the building long enough for tenants to evacuate safely.
The key legislation is the Regulatory Reform (Fire Safety) Order 2005 (RRO), which places the responsibility for fire risk assessment firmly on the ‘Responsible Person’ (usually the landlord or property manager). This is especially critical for Houses in Multiple Occupation (HMOs) and blocks of flats with communal areas.
The two types of fire safety coatings
It is important to differentiate between fire retardant and fire resistant coatings, as they perform different, specific jobs:
| Coating Type | Primary Function | Mechanism |
| Intumescent Paint (Fire Protection) | Protects the structure. Slows down the heating of structural elements (steel/wood). | Forms a thick, insulating foam (char) layer when exposed to heat, maintaining structural load-bearing capacity. |
| Fire Retardant Paint (Surface Protection) | Slows the spread of the flames. Inhibits flames from propagating across a combustible surface (wood/plaster). | Releases non-flammable gases (like CO2) which dilute the air, starving the flame. |
When to use intumescent paint
Intumescent coatings are typically required where the structural integrity of the building relies on a specific element:
- Structural Steel Beams: Intumescent paint is essential for coating steel beams to achieve the required 30, 60, or 90 minutes of fire resistance, preventing the steel from quickly losing strength and collapsing the structure.
- Load-Bearing Timber: Used on exposed beams or joists to prevent rapid charring and maintain the load-bearing capacity of the wood.
- Fire Doors: Sometimes used in a system with specific primers and topcoats to ensure the door and its frame achieve the specified fire rating (FD30 or FD60).
Landlord fire safety compliance
The RRO requires higher standards for areas of a building used by multiple tenants or which form part of the designated escape route.
- Communal Areas (HMOs and Flats): All walls, ceilings, and shared doors within stairwells, landings, and hallways must have a Class 0 or Class 1 surface spread of flame rating. Standard emulsion paint will not meet this.
- Escape Routes: Any wood panelling, plasterboard, or other combustible material forming the escape route must be treated to prevent rapid flame spread. A professional will use specialist fire resistant coating for wood and plasterboard.
- Loft Spaces: In certain multi-occupancy buildings, the exposed timber joists and rafters in the loft space may require treatment to prevent fire spread across the roofs.
Certification and the painter’s responsibility
A key element of RRO compliance is documentation. It is not enough to simply apply the paint; you must be able to prove it was done correctly.
- Application Thickness: Intumescent paint must be applied at a precise thickness (dry film thickness, or DFT) to provide the specified fire rating. This requires specialist equipment (like a DFT gauge) and calculations based on the structural steel’s section size.
- Certification: A specialist painter or contractor will issue a Certificate of Compliance following the application, stating the paint product used, the DFT achieved, and the fire rating achieved (e.g., 60 minutes). This certificate is legally required for your Fire Risk Assessment documentation.
Landlords and Property Managers should always consult with a qualified Fire Risk Assessor (FRA) to define the required fire rating for each area of their property. Once the FRA specifies the rating (e.g., ’60 minutes protection for steel column X’), the painter is then responsible for providing the certified solution.
A professional painter and decorator not only supplies the right product but also ensures its application is legally compliant and certified, protecting both your investment and your tenants.
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