FIR/General/TBT-FIR-015

Timber Frame Building Fire Risk

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Timber frame buildings under construction are at extreme risk of fire before fire protection systems are installed.
Multiple total losses of timber frame buildings during construction have occurred in the UK, costing millions.
The timber frame is most vulnerable between erection and the installation of cladding, plasterboard, and sprinklers.
Arson is the leading cause of fire in timber frame buildings under construction, followed by hot works.
A fire in an unprotected timber frame can spread from ground to roof level in under 15 minutes.
Site security, CCTV, and perimeter fencing are essential to prevent arson during the construction phase.
Hot works must be eliminated where possible and strictly controlled with permits where unavoidable.
Temporary fire detection and alarm systems should be installed as early as practicable.
Combustible waste must be removed from the building and site regularly to reduce fuel load.
The NHBC and insurer requirements for timber frame fire prevention must be followed throughout.

Total loss risk	An unprotected timber frame building can be completely destroyed by fire in under 30 minutes during construction.
Arson vulnerability	Incomplete buildings with open access and stored timber are prime targets for deliberate fire setting.
Insurance and cost	Timber frame fires cause multi-million pound losses and project delays of 12 months or more.

Don't

Implement robust site security with fencing, CCTV, and access control
Install temporary fire detection and alarm systems as early as possible
Remove combustible waste from the building and surrounds at least daily
Eliminate hot works on timber frame structures wherever an alternative exists
Obtain hot works permits and maintain fire watch where hot works are unavoidable
Follow NHBC and insurer fire prevention guidance throughout the construction phase
Designate fire wardens and brief all operatives on the fire response procedure
Store flammable materials in designated areas away from the timber structure
Install passive fire protection including plasterboard linings as early as practicable
Brief security staff to check for signs of attempted trespass or fire risk nightly

DON'T carry out hot works on or near the timber frame without a permit
DON'T leave the site unsecured outside working hours — arson is the main risk
DON'T allow combustible waste to accumulate inside or against the building
DON'T store LPG cylinders, flammable liquids, or fuel near the timber structure
DON'T delay installing passive fire protection — every day unprotected is a risk day
DON'T smoke inside or within 10 metres of the timber frame building
DON'T leave power tools plugged in or charging unattended inside the frame
DON'T assume fire will not spread quickly — it reaches roof level in minutes
DON'T prop open fire doors or remove fire stopping once it has been installed
DON'T disable temporary fire detection systems during noisy construction phases

See also: Fire Safety Awareness on Site | Hot Works Fire Prevention

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