Commercial & Office
Fire stopping and fire doors for towers that get refitted floor by floor.
Overview
Office buildings, corporate headquarters, business parks, high-rise commercial towers and mixed-use developments. The base build is usually documented and usually right. What changes it is twenty years of tenancies moving in and out, each one running new services through walls and floors that somebody else built.
We take a floor from survey to certified — penetrations sealed to a tested system, doors repaired to what their evidence supports, every item recorded against its location. You get a floor you can put in front of an auditor and a record that outlives the tenant.
We pick up what the fitout broke
A tenancy fitout is a small job with a large passive fire footprint: data cabling, new power, plumbing to a kitchenette, supplementary air conditioning, a rated corridor wall moved to a different place. Every one of those crosses something that was rated when the building was handed over. We survey what the fitout actually did, seal it to a tested system and certify the floor before anyone occupies it.
What we are called back for is usually not bad workmanship. It is a service run after handover by a trade that had no reason to know the wall was rated. We find those, fix them, and leave a record that tells the next trade what they are cutting into.
We sort out the boundaries between uses
A building with apartments over a supermarket over a car park has fire-separating elements between uses that are not negotiable and not always obvious on site. Where the detail runs out at that interface, we identify it, put it through technical review and come back with something supported — rather than sealing it quietly and leaving you to argue about it at handover.
What you get from us
- Fitout penetration sealing, coordinated with the electrical, hydraulic and mechanical trades.
- Fire doors to stairs, risers, plant rooms and tenancy entries, including inspection and repair.
- Fire-rated construction — shafts, bulkheads, tenancy separation and the joints between them.
- Baseline surveys of an existing tower, so the building owner knows what is there before the next fitout starts.
- Defect rectification from a building surveyor's report or a due-diligence inspection.
- Handover records tied to the tenancy and the floor, so the next fitout inherits the information.
The conditions we plan for
- The floors above and below are occupied — Noise, dust, hot works and lift access all get negotiated with building management before the programme is fixed.
- After-hours access — This work usually runs outside business hours. Our crews are set up for it, and it is priced and supervised on that basis from the start.
- Base-build records are missing — Common in older buildings and in any building that has changed hands. We survey it and give you the register the building should have had.
- A fitout has to be certified before occupation — Bring us in early enough that a penetration can be opened and resealed, rather than after the ceiling is closed.
Questions
Frequently asked questions
- Can you work on a single tenancy without involving the whole building?
- Yes. That is ordinary commercial work for us. Where the work crosses base-build elements we will say so, because the building owner usually needs to know.
- Do you work outside business hours?
- Yes, and in occupied towers it is often the only way. It is priced accordingly and agreed before the programme is set.
- The building surveyor has issued a report. Can you work from it?
- Yes. Send it as it stands. We map the items to locations and systems, group the repeatable ones and separate the exceptions that need technical review.
- Can you tell us what is above the ceiling before we design the fitout?
- That is a baseline survey, and it is cheaper than finding out during construction.
Drawings, photos or a defect report in front of you?
Send what you already have. We will tell you what else is needed before the work can be reviewed, priced or booked for site inspection.