Do Fire-Retardant Products Last Forever? Understanding Their Lifespan and Maintenance Needs

Fire-retardant products play a crucial role in protecting buildings, materials, and people from the devastating effects of fire. Whether it’s fire-retardant paints, coatings, fabrics, or treatments for timber and other materials, these products help slow down the spread of fire, giving occupants valuable time to evacuate and reducing damage to property.

However, a common misconception is that once applied, these products provide permanent protection. The reality is that fire-retardant products don’t last forever. Over time, factors like environmental exposure, wear and tear, and building modifications can degrade their effectiveness. Understanding the lifespan and maintenance needs of fire-retardant products is essential to ensure ongoing safety and compliance with UK fire safety regulations.

In this blog, we’ll explore how long different fire-retardant products last, what factors influence their durability, and when reapplication or maintenance is necessary.

What Are Fire-Retardant Products?

Fire-retardant products are materials or treatments designed to reduce the flammability of surfaces and slow the spread of fire. They work by creating a barrier between the material and the flame, either by insulating the surface, forming a protective char, or chemically altering the combustion process.

Common fire-retardant products include:

• Fire-Retardant Paints and Coatings: Applied to surfaces like wood, steel, or fabric to provide passive fire protection.
• Fire-Retardant Fabrics: Treated textiles used in curtains, upholstery, and clothing to prevent rapid burning.
• Fire-Retardant Sprays and Treatments: Used on timber, paper, and other combustible materials to enhance their fire resistance.
• Intumescent Coatings: Expand when exposed to heat, forming an insulating layer that protects structural elements.

Do Fire-Retardant Products Last Forever?

The simple answer is no—fire-retardant products do not last forever. Their effectiveness diminishes over time due to a variety of factors, and regular maintenance or reapplication is often necessary to ensure continued protection.

1. Fire-Retardant Paints and Coatings

Lifespan:
Fire-retardant paints and coatings typically last between 5 to 15 years, depending on the environment and application. In internal environments (like offices or homes), they tend to last longer, while in external environments (exposed to weather and UV rays), their lifespan may be shorter.

When to Reapply:

• Visible Damage: If you notice cracking, peeling, or flaking of the coating, it may need to be reapplied.
• Environmental Exposure: Areas exposed to moisture, UV light, or chemicals may require more frequent reapplication.
• After Building Modifications: If structural changes or renovations disturb fire-retardant surfaces, reapplication is necessary.

2. Fire-Retardant Fabrics

Lifespan:
Fire-retardant treatments on fabrics can last for several years, but their effectiveness depends on use and maintenance. Some fabrics are inherently fire-retardant (the fire resistance is built into the fibre), while others are treated with chemicals.

• Inherently Fire-Retardant Fabrics: These maintain their fire resistance throughout their lifespan, typically lasting 5 to 10 years or longer with proper care.
• Treated Fire-Retardant Fabrics: The treatment can wear off over time, especially with washing or exposure to sunlight. These may need to be re-treated after a certain number of washes.

When to Reapply or Replace:

• After Washing: Check the manufacturer’s instructions—some treatments last up to 50 washes, while others require re-treatment sooner.
• Signs of Wear: Fading, tearing, or fraying can compromise fire resistance.
• Professional Testing: Periodic fire-resistance testing can determine if re-treatment is needed.

3. Fire-Retardant Timber Treatments

Lifespan:
Fire-retardant treatments for timber can last up to 10 years in indoor environments. However, external timber (e.g., cladding, decking) exposed to the elements may need re-treatment more frequently.

When to Reapply:

• Weathering: Rain, UV rays, and temperature changes can degrade fire-retardant treatments on external timber. Regular inspections are essential.
• Surface Damage: Scratches, dents, or surface erosion may expose untreated wood underneath.
• Moisture Damage: Swelling, warping, or mould can indicate compromised protection.

4. Intumescent Coatings

Lifespan:
Intumescent coatings, commonly used on structural steel or timber, can last 10 to 20 years if properly applied and maintained.

When to Reapply:

• Thickness Reduction: The coating must meet specific thickness requirements to provide effective protection. Dry Film Thickness (DFT) checks can identify if reapplication is needed.
• Damage or Corrosion: Cracking, chipping, or signs of rust beneath the coating suggest compromised fire protection.
• After Fire Exposure: Once activated during a fire, intumescent coatings must be fully reapplied.

Factors That Affect the Lifespan of Fire-Retardant Products

Several factors can influence how long fire-retardant products remain effective:

1. Environmental Conditions

• Moisture and Humidity: High moisture levels can degrade coatings and treatments, particularly in outdoor environments or bathrooms.
• UV Exposure: Prolonged exposure to sunlight can break down fire-retardant chemicals, especially in fabrics and external coatings.
• Temperature Extremes: Rapid temperature changes can cause materials to expand and contract, potentially compromising fire-retardant coatings.

2. Physical Wear and Tear

• Mechanical Damage: Scratches, dents, and abrasions from everyday use, renovations, or moving equipment can expose unprotected surfaces.
• Cleaning and Maintenance: Over-aggressive cleaning, especially on treated fabrics or timber, can strip away fire-retardant treatments.

3. Application Quality

• Incorrect Application: Fire-retardant products must be applied correctly, following manufacturer guidelines. Poor surface preparation, incorrect thickness, or incompatible materials can shorten the lifespan.
• Lack of Protective Topcoat: Many fire-retardant paints and coatings require a topcoat to protect them from environmental exposure. Skipping this step can reduce durability.

How to Maintain Fire-Retardant Products

To ensure fire-retardant products remain effective, regular inspection and maintenance are essential. Here’s how to keep your fire protection in top condition:

1. Conduct Regular Inspections

• Visual Checks: Look for signs of cracking, peeling, or fading on coatings and paints.
• Fabric Inspections: Check for wear and tear on fire-retardant fabrics and ensure they haven’t been washed beyond their treatment limit.
• Timber and Structural Checks: Inspect for moisture damage, discolouration, or surface degradation on treated timber.

2. Test Fire-Retardant Materials Periodically

For certain materials, especially fabrics, it’s advisable to conduct periodic flame testing to ensure they still meet fire-resistance standards.

• Professional Testing: Engage with fire safety professionals to conduct tests and assess whether re-treatment is needed.

3. Reapply Treatments When Necessary

• Follow Manufacturer Guidelines: Each product will have specific reapplication recommendations. Always consult product manuals or seek professional advice.
• Use Compatible Products: When reapplying, ensure new treatments are compatible with the original product.

4. Maintain Documentation for Compliance

Under the Regulatory Reform (Fire Safety) Order 2005, building owners and managers are required to maintain fire safety records. Keep documentation of:

• Application dates of fire-retardant products.
• Inspection reports and test results.
• Reapplication schedules and proof of professional maintenance.

When Should You Replace Fire-Retardant Products Entirely?

In some cases, fire-retardant products can’t be re-treated and must be replaced entirely:

• After Fire Damage: Products exposed to fire should be replaced, as their protective properties may have been compromised.
• Severe Physical Damage: If coatings or fabrics are significantly damaged or worn, replacement is often the safest option.
• Expired Manufacturer Lifespan: If a product has exceeded its expected lifespan, even if it appears intact, it’s best to replace it to ensure compliance and safety.

Fire Safety Regulations and Compliance in the UK

Maintaining fire-retardant products isn’t just about safety—it’s also about legal compliance. UK regulations require that passive fire protection measures are properly maintained and fit for purpose.

Key Regulations to Be Aware Of:

• Regulatory Reform (Fire Safety) Order 2005:
  Requires regular fire risk assessments and maintenance of fire safety equipment, including fire-retardant products.
• BS 9999:2017 (Fire Safety in Design and Use of Buildings):
  Provides guidance on the selection, application, and maintenance of fire protection systems.
• Building Safety Act 2022:
  Introduces stricter accountability for maintaining fire safety in high-rise residential buildings and other complex structures.

Regular Maintenance is Key to Fire Safety

While fire-retardant products provide vital protection against fire, they don’t last forever. Understanding their lifespan and maintenance needs is crucial for ensuring your building remains safe and compliant with UK regulations.

Regular inspections, testing, and reapplication of fire-retardant products will ensure that they continue to perform effectively when needed most. Whether you’re maintaining fire-retardant coatings, fabrics, or timber treatments, proactive care is key to long-term fire protection.

At Martyn Young Fireproofing Consultancy, we offer expert advice and services for fire retardant and intumescent products. Contact us today.