In this post, we’ve broken down the essential steps and tips for planning a successful refurbishment.

Step 1: Define Your Goals

Before any work begins, it’s important to be clear on what you want to achieve. Are you modernising a dated property, improving energy efficiency, or creating more space for family living? Having clear objectives helps guide your design choices and prevents scope creep once the work is under way.

Step 2: Set a Realistic Budget

Refurbishment costs can escalate quickly if they aren’t carefully managed. Be sure to factor in not just construction and labour costs, but also finishes, fixtures, and a contingency allowance for unexpected issues. A well-planned budget avoids nasty surprises later down the line.

Step 3: Understand Regulations and Permissions

Depending on the scale of the work, you may need planning permission or approval under UK Building Regulations. This is particularly important if you’re altering the structure, adding extensions, or changing the use of a property. Always check with your local authority before work starts to avoid costly delays.

For example, fire protection and sound insulation are common requirements in multi-residential refurbishments. At Broadsword, we deliver compliant residential refurbishment and fire protection services that meet these standards.

Step 4: Choose the Right Team

A successful refurbishment relies on experienced professionals who understand the technical, regulatory, and design aspects of residential projects. From architects and designers to specialist contractors, choosing a skilled team will ensure the work is carried out safely, legally, and to a high standard.

Step 5: Plan for Disruption

Refurbishments often involve dust, noise, and temporary disruption to your home life. Make arrangements for alternative accommodation if necessary, particularly for major works like screeding or extensive fit-outs. Even small projects benefit from having a clear plan to minimise disruption.

Step 6: Don’t Overlook Fire and Safety Measures

It’s easy to get caught up in choosing new kitchens or flooring, but fire safety, compartmentation, and proper ventilation are just as important. Investing in fire protection and compliant installations protects your property and your family for the long term.

Step 7: Keep Communication Open

Regular updates with your contractor or project manager are essential. A simple weekly meeting or call can help spot issues early, adjust timelines, and keep everyone aligned with your goals and budget.

Tips for Success

• Prioritise quality over shortcuts – it may cost more upfront, but it pays off in longevity.

• Think about resale value – design choices should balance personal taste with broad appeal.

• Consider sustainability – eco-friendly materials and energy-efficient systems can reduce running costs and increase value.

Final Thoughts

A residential refurbishment is an opportunity to completely transform a property and tailor it to your lifestyle. By taking the time to plan carefully, assemble the right team, and stay on top of compliance, you can ensure the process is smooth and the results are worth the investment.

At Broadsword, we specialise in residential refurbishments that combine design vision with technical expertise. To explore how we can support your next project, visit our Residential services page or contact us to arrange a consultation with one of our experts.

The post How to Plan a Residential Refurbishment: Steps and Tips appeared first on Broadsword Group.

This article explores seven of the most frequent fire protection mistakes seen in commercial buildings—and how to avoid them.

1. Blocked Fire Exits

One of the simplest yet most common issues is blocked fire exits. It’s not unusual to find exits obstructed by deliveries, furniture, or storage, but this can cause serious delays in an emergency. Fire exits should always remain fully clear and accessible at all times.

2. Fire Doors Left Open

A fire door only works if it’s closed. Too often they are wedged open for convenience, but this undermines their ability to stop the spread of smoke and fire. Regular checks and staff awareness are vital to ensure fire doors perform their role when needed.

3. Incorrect Fire-Stopping Materials

Fire stopping is critical around pipes, ducts, and cables that pass through walls and floors. Using uncertified foams or fillers instead of proper fire-rated materials is a common mistake that can fail inspections and, more importantly, compromise safety.

4. Lack of Fire Alarm Maintenance

Even the best-designed fire alarm system is useless if it isn’t regularly tested. Alarm systems require routine maintenance and inspection to meet legal requirements and provide peace of mind that they will operate correctly in an emergency.

5. Poor Compartmentation

Compartmentation is the principle of dividing a building into sections to slow down the spread of fire. Gaps left during installation or poorly fitted partitions can allow flames and smoke to spread quickly, reducing evacuation times and increasing risks. For more information on our fire protection services click here.

6. Outdated Fire Risk Assessments

A fire risk assessment is not a one-off task. As regulations evolve and the use of a building changes, assessments need updating. An outdated report will not provide adequate protection or meet compliance standards.

7. Inadequate Staff Training

Even with the most advanced fire protection systems, staff need to know what to do. Without regular training and fire drills, human error can undo even the best safety measures. Everyone in the building should understand the procedures for evacuation and emergency response.

Final Thoughts

Avoiding these mistakes doesn’t have to be complicated, but it does require diligence, regular checks, and the right expertise. By getting fire protection right from the start, you can ensure compliance, safeguard occupants, and provide reassurance for years to come.

If you would like to discuss please contact us to arrange a consultation with one of our experts.

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Fire stopping refers to the use of fire-resistant materials to fill openings and joints between walls and floors in buildings. The idea behind doing this is to slow down the spread of fire between building ‘compartments.

Fire sleeves

Fire covers

Fire collars

A fire collar is a circular device that can be fitted around the base of pipes. A fire collar can then be attached to a masonry, plasterboard or concrete partition. In the event of a fire, pipe and cable openings can become weakened and the fire can affect the pipe or cable quite significantly. Using a fire collar can reinstate the integrity of the resistance of the wall and is fire tested for up to 4 hours.

Fire sealants and gap fillers

The best materials for fire stopping

In order to ensure that maximum safety is in place when it comes to fire-stopping, you must make sure that openings for things such as cables, beams, pipes, ducts are kept as minimal as possible to ensure maximum safety for a building’s occupants. Common fire stopping materials can include, cement mortar, cement or gypsum-based vermiculite mixes, intumescent mastics, fire shutters and curtains, fire-resistant glazing, linear gap seals, cavity barriers and fire-resistant air transfer grilles.

There are some things that you should always be aware of when it comes to implementing certain fire-resistant materials. Make sure that all pipes, cables and ducts are inspected by a professional, in order to make sure that they are completely safe.

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A lot of planning is required in order to conduct a successful school refurbishment, as children are at school for the majority of the year. The best times to conduct the refurbishment would be during the holidays, Christmas, Easter and summer. These times are best for smaller projects and also medium sized projects.

Basic principles

Consider space

Comfort

A school needs to be a comfortable place for all parties. Most students will be at school around 8 hours, and so need to be comfortable. Floorspace is a big consideration when refurbishing a school. Children need space to comfortably learn and having a large enough classroom with enough floorspace is key to this. The whole purpose of a building is to provide comfort and safety to its occupants. Therefore, the comfort of its occupants needs to be one of the main considerations when carrying out refurbishments. Things such as air conditioning, temperature, and natural lighting must all be considerations.

Consider its location

Reducing waste production

The construction industry is responsible for most of the waste produced in this country, which is a staggering 40% of total waste production. This is argued to be because of the population growth that most cities are experiencing, as well as the large increase in construction from the 1960s. We can combat this by ensuring that most, if not all, waste is sent to recycling facilities, and also using more recycled materials.

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Since Grenfell in 2017, fire regulations have become a lot stricter and there is a lot more scrutiny based on whether a company complies with fire regulation. Only 66% of fire audits conducted across England were deemed satisfactory in 2019/2020, and only 59% of licensed premises were satisfactory. Therefore, it is obvious that some work needs to be done in order to raise the bar on fire safety standards.

However, it can be difficult to navigate the rules surrounding fire doors, as it depends on many factors, such as the number of occupants, overall purpose and size of the building, to name a few.

Different types of fire door

Steel doors

Glass fire doors

Glass fire doors must be made from fire-rated glass, it cannot be made from regular glass. Regular glass will shatter if it reaches temperatures above 120 degrees Celsius. However, fire-rated glass can withstand temperatures of up to 900 degrees Celsius and can last up to 60 minutes without cracking or breaking.

Wooden fire doors

Frames and hinges

Regulations should be followed to the letter as it can mean the difference between life or death, when it comes to the event of a fire. This includes the use of fire door frames and hinges. Frames and hinges must also comply with fire door regulations and the materials and products used for these is just as important as the materials used for the actual fire door itself.

All materials that are used in the construction of fire doors, frames and hinges must be Certifire approved, and where necessary, CE marked. CE marking is how a product complies with EU safety, and other safety legislation. CE marking also requires being vetted by an independent third party. The gap between a fire door and its frame cannot exceed 4mm in size. This is in order to block smoke coming through to the rooms protected by fire doors.

The hinges in which fire doors hang must be made of metal with a metal point of above 800 degrees Celsius. The hinges also must be CE marked and there must 3 hinges on every fire door.

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Commercial fires can be caused by the same reasons that domestic fires can, such as ovens, faulty electrics, arson etc. However, the good news is that these fires can be prevented, and measures can be taken to ensure that the building is as safe as it can be.

Use of fire alarms

Exit Signs

Emergency lights

Emergency lights are also incredibly important to use alongside exit signs. During a fire, there is typically a lot of smoke. This can obscure vision and make the setting extremely difficult to navigate around, even in a familiar setting. Therefore, emergency lights are important, as they can guide people to the exit. They are easier to see through the thick smoke. Furthermore, light up exit signs switch to emergency power when it cannot connect to the main power.

Fire extinguishers

Fire sprinklers

A lot of the time in commercial buildings, a sprinkler system will be used. This can be an effective way to reduce a fire, or even stop a fire. These systems require regular maintenance and upkeep by licensed inspectors.

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The requirements of fire protection materials

Using wood for fire-protection

Eco-friendly material

Eco-friendly materials can have different descriptions based on personal opinion and personal passion. In general terms, eco-friendly refers to being good or bad for the environment, but it can have complex discussions surrounding the issue.

Wood, when being used to build with, requires treatments to make it fire-retardant. A lot of these treatments can be toxic, which is not good for the environment, or good for human health. However, there has been a lot of research conducted more recently on toxic and non-toxic treatments for wood.

Treatments for wood protection have been used ever since timber was first used by man. Some conventional timber treatments would include oil or wax, such as linseed, beeswax and tung oil. These are regarded as eco-friendly materials. In more modern times though, wood treatments have been more reliant on harsh substances and chemicals. Creosote (made from coal tar), for example, used to be a popular wood sealant. It was later found out that Creosote is carcinogenic, so as of 2003, it has been banned in Great Britain to the general public. A lot of these harsher methods for wood treatment have now been banned.

How can the eco-friendly wood materials help with fire protection?

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Fire Protection and the Law

Risk Assessing

• Fire risks including potential ignition points, flammable materials or areas that could fuel or help spread a fire.
• What risk it poses to people. It must include any vulnerabilities people have that would inhibit their safe evacuation from a fire, lone workers or groups of people working with combustible materials.
• The solutions put in place to minimise the risk.
• A plan for emergencies such as escape routes and access for fire services.
• A review and checking procedure to ensure that fire safety is a high consideration.

Active and Passive Fire Protection

Active Fire Protection

Active fire protection is the term given to fire safety measures taken to fight fires after they have started. They are a powerful and essential line of defence for all buildings. Active systems include sprinklers, fire extinguishers and automatic dousing systems. Designers should consider each system to the building using water, foam, powders or gases to stop a fire in the quickest and safest way.

Passive Fire Protection

Passive fire protection is imperative to preventing the spread of a fire. Passive measures resist the fire, compartmentalise its impact, protect the structural integrity of the building and provide vital time for people to evacuate. They are referred to as passive measures because they require no action in order to work.

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What National Regulations Cover Fire-Stopping?

Why is Fire Stopping Mandatory?

Why Should All Firestop Products Be Tested?

Regulations and Guidelines

Why is it Recommended That Specialist Contractors are Accredited to a Third-Party Scheme?

Approved Document B states the following on the subject of accreditation of contractors:

“Third party accreditation of installers of systems, materials, products or structures provide a means of ensuring that installations have been conducted by knowledgeable contractors to appropriate standards, thereby increasing reliability of the anticipated performance in fire.” (0.15)

All of our contractors are members of FIRAS. FIRAS is a UKAS certification scheme run by the Warrington Fire Research Establishment.

Fire-Stopping and Liability

Regulatory Reform (Fire Safety) Order

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