Fire Safety Archives

Keeping your balcony safe over the holidays

Posted on 21st December 202227th August 2025 by Sajjad B

[vc_row width=”70″ background_image=””][vc_column][sapphire_textBlock]As the nights draw in, the temperature falls well below zero and the holidays approach, it’s important to stay mindful of the risk fire can pose to an apartment even in the cold.

Keeping ourselves warm can lead us to introduce potential sources of ignition into our homes. Avoiding preventable disasters is crucial year-round but keeping your balcony safe over the holidays is key as we approach the end of the year.[/sapphire_textBlock][/vc_column][/vc_row][vc_row width=”70″ background_image=””][vc_column][sapphire_textBlock]

Limiting the risk of balcony fires

Sapphire conducted an interview with Manchester Fire Department Officer Kevin Brelsford to discuss how to limit the risk of fire on a balcony. Please watch below:

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Five Tips for keeping your balcony fire-safe

There are five vital takeaway points from the video above. Keeping your balcony safe over the holidays can be simple by following these five steps.

1. Minimise all ignition sources. This can mean checking that any fairy lights are kept indoors, dry and away from water. Check that there are no breaks in the wiring that could spark if plugged in. By minimising your ignition sources, fires can be prevented.
2. Minimise any combustibles. Do not leave any recycling on a balcony as certain materials like wrapping paper or cardboard boxes can act as fuel for a fire. If even a small spark or ember reached these combustibles, a fire could easily start.
3. All plants or trees should be kept watered. It may be tempting to keep a Christmas tree on a balcony for decorative purposes, but if done, the tree should be small and watered often to minimise any dry branches. Dry branches could act as fuel for a fire and so should be avoided.
4. Bamboo or other dry plants should not be used on a balcony for decorative purposes. Bamboo is often used as a form of privacy on glass or vertical bar balustrades, but as a very dry plant, it also lights very easily and so should be avoided. Instead of bamboo, perhaps opt for fake ivy curtaining, which is far less likely to combust.
5. Where possible, do not smoke on a balcony. A lit cigarette is a source of ignition, and 44% of fires are caused by smoking. Instead, opt to leave the building for a cigarette or use a lightless e-cigarette alternative.

Keeping your balcony safe over the holidays means taking small but considerate measures over the colder months. Avoid smoking on balconies and do not leave combustible materials such as wrapping paper or dry plants outside. By following these measures, both your and your neighbour’s apartment units can be kept safe and you can enjoy the end-of-year festivities with the peace of mind that safety has come first.[/sapphire_textBlock][/vc_column][/vc_row][vc_row width=”70″ background_image=””][vc_column css=”.vc_custom_1701766934514{padding-top: 30px !important;padding-bottom: 30px !important;}”][sapphire_textOverlayBlock image=”6394″ heading=”Fire Whitepaper” button_text=”Download PDF” button_link=”url:http%3A%2F%2Flocalhost%2Fbalconies%2Fknowledge%2Ffire-safety%2Ffire-safety-whitepaper%2F|title:Fire%20Safety%20Whitepaper” double_height=””]Download our fire whitepaper to expand your knowledge on how best to protect residential high-rise buildings from fire.[/sapphire_textOverlayBlock][/vc_column][/vc_row][vc_row width=”70″ background_image=””][vc_column][sapphire_textBlock]

Cold weather balcony safety

Staying safe during winter is a must for all of us, but we must also understand the importance of keeping our balconies safe against freezing conditions that are common amongst communities in the northern hemisphere.

Understanding that dangers like slippage and/or thermal performance are present and being able to mitigate against them by using slip-resistant decking options or bespoke thermal breaks means that not only will the end-user be safer when on the balcony, they can also be safer and warmer inside the building too.

We’ve put together a whitepaper, summarising an experimental program undertaken by Sapphire and our development partners to assess the balcony system response to snow and ice accumulation – two phenomena that must be expected during Canadian winters. To learn more about the freeze-thaw and cold weather performance of our balconies, visit the link below.[/sapphire_textBlock][/vc_column][/vc_row][vc_row width=”70″ background_image=””][vc_column css=”.vc_custom_1701767421657{padding-top: 50px !important;padding-bottom: 50px !important;}”][sapphire_contentLink order=”Image left / content right” image=”13334″ heading=”Freeze-Thaw Whitepaper” button_text=”Download” button_link=”url:http%3A%2F%2Flocalhost%2Fbalconies%2Fknowledge%2Fwhite-papers%2Ffreeze-thaw-cold-weather-performance-of-sapphire-balconies-whitepaper%2F|title:Freeze-Thaw%20%26%20Cold%20Weather%20Performance%20of%20Sapphire%20Balconies%20%E2%80%93%20whitepaper”][/sapphire_contentLink][/vc_column][/vc_row][vc_row width=”70″ background_image=”” el_id=”” el_class=”” css=””][vc_column][sapphire_contentLink order=”Image left / content right” image=”13193″ heading=”Discover Sapphire’s Next Generation Balcony” button_text=”Discover” button_link=”url:http%3A%2F%2Flocalhost%2Fbalconies%2Four-product%2Fthe-next-generation-balcony%2F|title:The%20Next%20Generation%20Balcony”][/sapphire_contentLink][/vc_column][/vc_row][vc_row width=”70″ background_image=”” order=”Image left / content right” image=”13193″ heading=”Discover Sapphire’s Next Generation Balcony” button_text=”Discover” button_link=”url:http%3A%2F%2Flocalhost%2Fbalconies%2Four-product%2Fthe-next-generation-balcony%2F|title:The%20Next%20Generation%20Balcony”][vc_column][vc_raw_html]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[/vc_raw_html][/vc_column][/vc_row]

Everything You Need to Know About PAS 9980:2022

Posted on 25th February 202230th July 2025 by Sajjad B

PAS (publicly available specification) 9980:2022 is the latest guidance issued by the government in collaboration with the British Standards Institute (BSI). This code of practice guides fire risk appraisal and assessment of external wall construction and cladding of existing blocks of flats. It has been created to solve the confusion created by the Consolidated Advice Note that mentioned that multi-occupancy buildings of any height would require an EWS1 evaluation.

What are the objectives of the PAS 9980?

According to the PAS 9980, the following are the nine objectives mentioned in the guidance:

a) to provide fire engineers and other competent building professionals with a methodology for appraising and assessing the scope for, and risk from, the fire spread via external wall construction and cladding, such that the outcome can be used to inform a building’s FRA (Fire Risk Assessment);

b) to enable recipients of the FRAA (Fire Risk Appraisal and Assessment) to understand the process and methodology applied and to interpret the findings;

c) to assist non-fire specialists in reviewing an FRAA and understanding the risk of external fire spread in the context of the building’s fire strategy and fire safety arrangements;

d) to promote a better understanding of fire risks associated with external walls and the limitations of what can, and cannot, be achieved in any FRAA while ensuring conformity of new construction to the standards for new buildings;

e) to enable common relevant terminology to be adopted by those who carry out FRAAs;

f) to promote consistency in FRAAs, and to provide a pragmatic and risk-proportionate approach in an FRAA;

g) to establish a satisfactory basis for documentation of FRAAs;

h) to enable consistent training in carrying out an FRAA and thus facilitate more entrants into the profession of carrying out FRAAs;

i) to satisfy professional indemnity (PI) insurers, a national standard underpins consistency in carrying out FRAAs.

Who is the guidance in PAS 9980 meant for?

This latest guidance is used by fire engineers and other competent building professionals who are qualified for conducting fire risk appraisals and assessments. The code of practice also outlines various recommendations to ensure that the professional conducting the FRAEW (Fire Risk Assessments of External Walls) has the right qualifications to carry out such assessments. It also provides clear guidance for these qualified professionals performing the assessments and aims to promote consistency in the industry.

What guidance does the PAS 9980 give for balconies?

The PAS 9980 classifies balconies into three main categories:

a) those which are built entirely within the curtilage of the building structure;

b) those which project beyond the main building structure but do so on an extension of the floor slab;

c) those which project beyond the main building structure and are fixed to the outside face of the building.

It also states that irrespective of the category, every material used in the making of the balcony needs to be examined. Their role in external fire spread needs to be considered while conducting the FRAEW. A balcony with a high number of combustible materials used in its construction will be a major factor affecting the rating of the building as low risk, medium risk or high risk.

It further instructs that any combustible material like composite decking or timber in the decking systems of balconies will need replacement with non-combustible materials.

What approach does the PAS recommend for the FRAA?

The PAS 9980 introduces a five-step risk-based approach that guides the qualified personnel to identify and rate the various fire threats in buildings under the scope and provides guidance for improving the risk rating. Based on the fire risks, the building will be classified as either low, medium, or high.

What happens when a building is classified as high risk after the FRAEW rating?

Buildings categorised as high-risk will be provided with a list of actions needed to improve the fire performance of the external wall systems.

What will PAS 9980 mean for the building safety crisis?

The PAS 9980 was developed to guide the industry and reduce the number of buildings in scope for the EWS1 form. While the new document says that ‘multi-storey, multi-occupancy buildings fall within the scope, it contains no minimum height. This can lead to mortgage lenders and professional indemnity insurance providers resorting to the same practices as before, trapping leaseholders and building owners with no way out.

Where is the PAS 9980 applicable?

The PAS 9980 applies to buildings in England.

Roundtable Summary: Reducing Fire Risk – The Shard

Posted on 7th February 2020 by sapphireadmin

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The Highrise Resibuild event at The Shard on the 6^th February was a hive of activity with two morning roundtables, 7 CPDs and a keynote speech. The roundtables in the morning involved a gathering of industry influencers, one table discussed the challenge of reducing fire risk while the other debated speed vs quality and the value of MMC. For the remainder of the day we focussed primarily on fire risk in high rise residential construction with a range of CPD providers covering all aspects of high-rise construction.

At the fire roundtable attendees discussed recent residential fires and the standards followed by the industry. One example raised was the difference between the construction and automobile industries. Car manufacturers must meet the minimum of the MOT standards, but this is the baseline not the standard they aim for. One attendee raised the point of the lack of standardisation in buildings arguing that while the car industry is driven by producing a high volume each building is based on an individual scenario. Hackitt identified this as a major need for change in the industry and that the focus should be on the outlook rather than box-ticking.

At the speed vs quality roundtable there was a lively debate about the benefits and concerns surrounding adoption of MMC. One point raised was that in modular construction there is a strong need to ensure all the components come together seamlessly. To achieve this, high standards of quality control are needed with greater integration of suppliers.

A further point raised was the risk of a skills shortage and the impact this will have on on-site labour. A pitfall of on-site construction is the disparity between what is specified and what is carried out on site. A key point raised was the difference in offsite manufacture is the level of oversight and quality control that ensures the specification is fully carried out.

At both roundtables the consensus was that in each industry challenge an important part of the solution is collaboration and cooperation between professionals throughout the supply chain.

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Further useful links

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Roundtable Summary: Reducing Fire Risk – The Shard

Posted on 7th February 202018th June 2025 by Sajjad B

[vc_row width=”70″ background_image=””][vc_column][sapphire_textBlock]The Highrise Resibuild event at The Shard on the 6^th February was a hive of activity with two morning roundtables, 7 CPDs and a keynote speech. The roundtables in the morning involved a gathering of industry influencers, one table discussed the challenge of reducing fire risk while the other debated speed vs quality and the value of MMC. For the remainder of the day we focussed primarily on fire risk in high rise residential construction with a range of CPD providers covering all aspects of high-rise construction.

At both roundtables the consensus was that in each industry challenge an important part of the solution is collaboration and cooperation between professionals throughout the supply chain.

https://www.youtube.com/watch?v=kCz4ixooz7w[/sapphire_textBlock][/vc_column][/vc_row][vc_row width=”70″ background_image=””][vc_column css=”.vc_custom_1594300923020{padding-top: 0px !important;padding-right: 0px !important;padding-bottom: 0px !important;padding-left: 0px !important;}”][sapphire_contentLink order=”Content left / image right” image=”6635″ heading=”See Resibuild seminars” button_text=”Find out more” button_link=”url:https%3A%2F%2Fwww.resi.build%2Fevent-details|||”][/sapphire_contentLink][/vc_column][/vc_row][vc_row width=”70″ background_image=””][vc_column css=”.vc_custom_1594300923020{padding-top: 0px !important;padding-right: 0px !important;padding-bottom: 0px !important;padding-left: 0px !important;}”][sapphire_contentLink order=”Image left / content right” image=”6377″ heading=”Watch our 15 minute fire presentation video” button_text=”Watch” button_link=”url:http%3A%2F%2Flocalhost%2Fbalconies%2Fvideo%2F|||”][/sapphire_contentLink][/vc_column][/vc_row][vc_row width=”70″ background_image=””][vc_column][sapphire_textBlock]

Further useful links

[/sapphire_textBlock][/vc_column][/vc_row][vc_row width=”70″ background_image=””][vc_column width=”1/2″][sapphire_cta background_colour=”Green” custom_background_image=”” heading_colour=”White” heading=”Download our Laminate Glass Whitepaper” text_colour=”White” button_colour=”White” button_text=”Download” button_link=”url:http%3A%2F%2Flocalhost%2Fbalconies%2Fknowledge%2Ffire-safety%2Flaminate-whitepaper%2F|||” alignment=”Left”][/sapphire_cta][/vc_column][vc_column width=”1/2″][sapphire_cta background_colour=”Green” custom_background_image=”” heading_colour=”White” heading=”Read more about the cladding ban” text_colour=”White” button_colour=”White” button_text=”Find out more” button_link=”url:http%3A%2F%2Flocalhost%2Fbalconies%2Fknowledge%2Ffire-safety%2Fcladding-ban-summary%2F|||” alignment=”Left”][/sapphire_cta][/vc_column][/vc_row]

Key Takeaways from the Hackitt Report: An Industry Leaders’ Perspective

Posted on 22nd November 20192nd July 2025 by Nimrita Bassi

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With the consistent rise in population together with urbanization, the development of real estate is a necessity, and hence the ingenious need for vertical expansion in the form of high-rise residential buildings. At present, there are over 270 existing high-rise buildings in the UK with the current development pipeline standing at around 500. However, these buildings come with their own risks. Despite various regulations, there has been a sharp increase in the number of fire incidents and loss of life. The Grenfell Fire, in particular, opened the eyes of many to the risks of high-rise residential buildings in London. Consequently, emerged a need for some tangible rules and regulations that would bind the whole process of construction, giving way to safer buildings. This, in turn, gave way to the very well-known Hackitt Report by Dame Judith Hackitt.

The Hackitt Report introduced a number of changes and recommended the creation of an entirely new regulatory framework. So, what is are the key takeaways of the industry experts?

The entry of JCA

The Hackitt Report recommended the creation of a single authority to overview the whole construction process and bringing it under one purview. The Joint Competent Authority or the JCA will be one authority encompassing the Local Authority Building Standards, Health and Safety Executives, and other rescue authorities.

This move has been welcomed by many industry leaders as well. In the words of Róisín Ní Chatháin, Director — Architecture, BPTW, “Overall we see the proposals coming out of the Hackitt Review and the proposed new regulatory framework as a positive move for the construction industry. As an industry this is the time to re- evaluate current procurement methods and create awareness of what needs to change to see that we are designing and building with quality construction and life safety at the fore.”

The Dutyholders and a Sense of Accountability

The construction industry, to date, has been quite disjointed, especially when it comes to accountability. With so many individuals and rules involved, it is difficult to figure out the stage where things may have gone wrong, in case of an eventual accident. Thus, the Hackitt Report suggests a framework with a clearer sense of responsibility. This framework draws references from the Construction Design and Management (CDM) Regulations 2015.

As per the framework, the key people or the dutyholders will be the ones responsible for eliminating any lurking danger in the building which may result in any accident later. These dutyholders will also be required to create records tracking every step of the construction process, and also for creating the Health and Safety Files which will be eventually handed over to the residents of the buildings.

“We support the introduction of the dutyholder roles with a shared responsibility to see that the quality of the building is the focus throughout the design, construction and occupation of the building,” adds Róisín Ní Chatháin.

The Hackitt report not only defines accountability, but also repercussions in case the dutyholders fail to adhere to the standards, by treating it as a criminal offence. Not only this, in case of major oversights, the prosecutions can be for as long as five to six years.

Paul Doman, Partner at calfordseaden commented:

“The Hackitt Report has led to a great deal of thought throughout the construction industry and is definitely changing how we manage projects.”

Paul continued, “However, for the recommendations of the report to work, the skill level on site has to meet the requirements of the designer and the product technical manuals of each construction element. Avoiding errors relies upon a high skills base both in the individual trade operatives and in those managing the site. The onus must be shared by the design team, the construction team and the individual trades throughout construction.”

Touching on the Gateway Points

Another fascinating point brought forth by the Hackitt Report was the recommendation of introducing three gateway points. These are basically the three approval stages on periodic levels, where the dutyholders will have to prove to the authorities that their processes are efficient and in sync with the relevant rules and regulations.

Róisín Ní Chatháin was supportive of the same as well. “The introduction of the gateways is a benefit which will allow us to engage with the appropriate regulators, consultants and specialists from the outset and at key stages. This is essential for the successful delivery of quality buildings,” she added.

Testing the Products

Last but not least, another key takeaway from the Hackitt Report calls for product testing by third parties. Third parties will create these reports based on their findings indicating whether the products passed or failed.

This step has been met with mixed responses from the experts but most have been in support, owing to the increasing mishaps. Testing the building before handing it off finally is a good way to seal the deal on the entire project and heave a sigh of relief.

Craig Wells, Fire Containment Specialist at QuelFire added “The Hackitt Report calls for several changes that will be a great move forward for the industry and ensuring the better protection of people and property. The recommendation for an effective testing regime, product traceability, a digital record is an aspect that we are already actively promoting. Undoubtedly, the tighter inspection of installations is something that is needed and we will continue to facilitate these changes together with current bodies and the proposed Joint Competent Authority (JCA)”

The Hackitt Report is a welcome step towards better, safer residential environments in high-rise buildings.

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5 Key Takeaways from Our Fire Roundtable at The Gherkin

Posted on 7th November 20193rd July 2025 by Nimrita Bassi

There is no denying the fact that prevention of fire in high-rise residential buildings is the need of the hour. The 2018 report by Dame Judith Hackitt too emphasised on the matter and for good reason. Sapphire Balconies strives to create safe structures. Keeping that in mind we recently held a roundtable event. Its main theme was ‘Reducing Fire Spread in High-Rise Residential Buildings’. The conference was marked by the attendance of notable industry leaders and the objective was to initiate fruitful discussions that led us to some really interesting insights.

Here are some of the key points raised during the meeting.

The Susceptibility of the Supply Chain

One of the key points that was raised, was that there is an immense need for a higher level of quality control and supply chain traceability. A suggestion that was floated around to achieve the same recommended that management should photograph everything at every stage so as to have a complete record of construction, visually. This is quite similar to our Sapphire Passport App.

Craig Wells, a specialist at the event from QuelFire, emphasised the same. “These events enable us to share the problems that are common across all parties and the supply chain.”

A Universal Platform

In the words of one of the industry specialists present at the roundtable,

“There were various views/perspectives from different parts of the industry. It was an opportunity to voice frustration with the regulatory environment (i.e. poor quality of regulation), and a chance to focus on how to achieve consistent quality.” – Steve Sands at calfordseaden.

“The industry faces the challenge of having a single voice,” Will Sloan from McLaren, another expert, added.

The roundtable conference opened professionals’ eyes to the fact that more such universal platforms can lead to suggestions and actions that can curb such disasters in the future. The roundtable germinated a collaborative approach which the leaders encouraged as a way to move forward.

The Common Challenge

“The aim is to achieve regulations that work and are consistent. We have to focus on providing the best value rather than the lowest cost. We also have to provide innovative solutions to new challenges,” said Steve Sands from calfordseaden

This is a common challenge that the industry faces commented William Sloan from McLaren. However, with more such roundtables where like-minded professionals meet to form a comprehensive and collated thought, the challenge will be taken headfirst.

The Ministerial Affairs

Another crucial aspect that was raised at the meeting was the inefficiency of the advice notes issued by the Ministry for Housing and the local government, which undergo constant amendments. The need of the hour is to create a cohesive document which is comprehensible by everyone including the resident, to bring clarity to the legislation.

The Risk and its Effective Communication

No market is static. In fact, dynamism is the way to survive, for it encourages the basic tenet of evolution. Our industry too requires innovation from time to time. However, with it comes the risk and the accountability for the same. While the risk is more prevalent in traditional builds, some builders are trying to reduce the same by using highly-prefabricated systems such as concrete walls that come with factory-built fire stopping. That being said, the advice notes (as mentioned in the previous point) and poor user activity were key points of discussions. Communication of every risk, inherent or impending, should be done. The emphasis was just on the risk, but also on the onus of it.

The enriching roundtable led to some interesting conclusions. To date, the diverse industry has never been able to narrow down the challenges. However, industry experts surely managed to do that.

While calfordseaden emphasised on achieving regulations at work, as mentioned above, another industry expert from L&Q drew attention to the three principles of safety, clarity, and progress.

One voice, one place, one platform — hopefully, the practice of conducting more such events and roundtables would curb such hazards in the future. We have managed to scratch the surface with this one, but it’s a long road ahead.

Recent Balcony Fires Put Government Regulations in the Spotlight

Posted on 30th October 20192nd July 2025 by Sajjad B

[vc_row width=”70″ background_image=””][vc_column][sapphire_textBlock]A recent spate of residential fires in buildings, several originating on balconies, have led to calls for further review of the Government’s fire safety regulations. Since the tragic Grenfell Tower fire, fire safety regulations have been under increasing scrutiny, with subsequent residential fires making headlines.

While a cloud of uncertainty remains over the existing combustible cladding ban, further calls are being made to extend the regulations below the 18M threshold. RIBA’s expert advisory group on fire safety chair, Jane Duncan, said recent fires show the government’s ban “may need to be extended” and called for sprinklers to be mandatory in all new and converted residential buildings.

This comes days after the Government’s announcement of a consultation into reducing the mandated fitting of sprinklers into buildings from the current 30M to 18M. A new Protection Board is also to be established to carry out tailored building inspections and provide expert advice in a bid to reassure residents in high-risk residential blocks.

To better understand the regulations surrounding combustible materials on building exteriors over 18M and how this affects balconies, book a fire CPD today.

This article was originally featured in Insight Magazine, subscribe for your free copy every quarter here.[/sapphire_textBlock][/vc_column][/vc_row][vc_row width=”70″ background_image=””][vc_column][sapphire_contentLink order=”Image left / content right” image=”4569″ heading=”Summary: Cladding Ban” button_text=”Explore the Cladding Ban” button_link=”url:http%3A%2F%2Flocalhost%2Fbalconies%2Fknowledge%2Ffire-safety%2Fcladding-ban-summary%2F|title:Cladding%20Ban%20Summary”]Explore the cladding ban and its effects on balcony design.[/sapphire_contentLink][sapphire_contentLink order=”Content left / image right” image=”6377″ heading=”Book a Fire Safety CPD” button_text=”Book a Fire CPD” button_link=”url:http%3A%2F%2Flocalhost%2Fbalconies%2Fknowledge%2Fcpd-presentations%2F|title:CPD%20Presentations”]Sapphire offers two CPDs on fire safety for balconies.[/sapphire_contentLink][/vc_column][/vc_row]

Recent Ban on Laminated Glass

Posted on 1st July 20193rd July 2025 by Sajjad B

[vc_row width=”70″ background_image=””][vc_column][sapphire_textBlock]Statement on recent Ban on Laminated Glass

For many years toughened glass has been the material of choice for quality balustrades, however it does pose significant safety risks if broken due to the lack of integrity of the remaining balustrade and the dangers of falling particles.
For over 20 years, Sapphire has been at the forefront of the industry change to specify laminated (double layer) rather than monolithic (single layer) glass as this significantly reduces these risks.
The recent legislative changes to the building regulations AD B has effectively banned the use of laminated glass in balustrades due to it containing a small amount of flammable material in the interlayer, however it still permits its use in the adjacent windows.
Sapphire, along with many other industry leaders, feel this ban was inadvertent and the risk of fire spread from the interlayer is minimal compared with the risks of reverting to monolithic glass and have been actively lobbying those responsible.
Thankfully, the government department responsible (MHCLG) has now commissioned a working group to review the wording of the new regulation and its overall impact on building safety, and to propose alternatives by end July.
Sapphires technical director Andrew Parsons has been selected to contribute to this consultation and we will use this forum and the upcoming BS5479 draft to update the industry as soon as further clarity emerges.

Laminate Glass Interlayer: Ban or Not?
Please URGENTLY fill out the below survey to enable us to lobby the government for clarity on laminate glass.

Can not see this survey? Complete here.[/sapphire_textBlock][/vc_column][/vc_row][vc_row width=”70″ background_image=””][vc_column][sapphire_contentLink order=”Image left / content right” image=”6104″ heading=”Whitepaper: Laminate Glass” button_text=”Download Laminate Glass Whitepaper” button_link=”url:http%3A%2F%2Flocalhost%2Fbalconies%2Fknowledge%2Ffire-safety%2Flaminate-whitepaper%2F|title:Laminate%20Glass%20Whitepaper|target:_blank”]Is Laminate Glass a safety risk or a safety benefit?[/sapphire_contentLink][sapphire_contentLink order=”Content left / image right” image=”6377″ heading=”Book a Fire Safety CPD” button_text=”Book a Fire CPD” button_link=”url:http%3A%2F%2Flocalhost%2Fbalconies%2Fknowledge%2Fcpd-presentations%2F|title:CPD%20Presentations|target:_blank”]Sapphire offers two CPDs on fire safety for balconies.[/sapphire_contentLink][/vc_column][/vc_row][vc_row width=”70″ background_image=””][vc_column width=”1/2″][sapphire_cta background_colour=”Green” custom_background_image=”” heading_colour=”Dark Blue” heading=”Explore the Cladding Ban in Detail” text_colour=”Dark Blue” button_colour=”White” button_text=”Read our Cladding Ban Summary” button_link=”url:http%3A%2F%2Flocalhost%2Fbalconies%2Fknowledge%2Ffire-safety%2Fcladding-ban-summary%2F|title:Cladding%20Ban%20Summary|target:_blank” alignment=”Left”][/sapphire_cta][/vc_column][vc_column width=”1/2″][sapphire_cta background_colour=”Green” custom_background_image=”” heading_colour=”Dark Blue” heading=”Event Recording: A Debate on Laminate Glass” text_colour=”Dark Blue” button_colour=”White” button_text=”Access Recording” button_link=”url:https%3A%2F%2Fbalconies.balconies.global%2Fsapphirebalconieslz%2F%2FEventMgr_BookEvent1.aspx%3FeID%3D38|title:Debate%20on%20Laminate%20Glass%20Recording|target:_blank” alignment=”Left”][/sapphire_cta][/vc_column][/vc_row]

Ask the Expert: The Combustible Cladding Ban & Balconies

Posted on 24th May 20193rd July 2025 by Sajjad B

[vc_row width=”70″ background_image=””][vc_column][sapphire_textBlock]Following the tragic events at Grenfell, the Government has published regulations banning the use of combustible materials in external walls of high rise buildings and confirmed this now includes balconies.

How do the regulations impact balcony construction?

It is now mandatory that balconies located within 1m of a relevant boundary or situated more than 18m above ground level must have non combustible decking. The new regulations came into force on 21 December 2018. The regulations do not apply where an initial notice has been given to, or full plans deposited with, a local authority before that date.

Does Sapphire offer a Class A decking solution?

Yes. Sapphire is working with MyDek who have developed a ribbed aluminium decking in a range of finishes which carries a Class A classification.

Does the addition of a balcony soffit reduce the spread of fire?

Following extensive research by Sapphire at the Exova test centre in Warrington, we discovered that a suitable soffit to balconies offers a substantial contribution to limiting the spread of fire on domestic balconies, for a number of reasons including;

a) Limiting the supply of oxygen feeding the fire from below.
b) Preventing burning debris from falling from the burning balcony.
c) Reflecting and deflecting the heat rising from the fire, and thus preventing it reaching the balcony above.
d) Deflecting jetting flame from an apartment fire away from the building.

Do Sapphire balconies thermal break connections comply with the new legislation?

Yes. Sapphire use a material of limited combustibility in their thermal break. The product is generally located just above the fire barrier and encapsulated between steel plates, so the possible exposure is extremely low. The revision to AD B confirms this meets the requirements of the regulation.

https://youtu.be/Av9bJCHoKzA[/sapphire_textBlock][/vc_column][/vc_row][vc_row width=”70″ background_image=””][vc_column][sapphire_contentLink order=”Image left / content right” image=”6377″ heading=”Book a Fire Safety CPD” button_text=”Book Fire CPD” button_link=”url:http%3A%2F%2Flocalhost%2Fbalconies%2Fknowledge%2Fcpd-presentations%2F|title:CPD%20Presentations”]Sapphire offers two CPDs on fire safety for balconies.[/sapphire_contentLink][sapphire_contentLink order=”Content left / image right” image=”3774″ heading=”Summary: Cladding Ban” button_text=”Explore the Cladding Ban” button_link=”url:http%3A%2F%2Flocalhost%2Fbalconies%2Fknowledge%2Ffire-safety%2Fcladding-ban-summary%2F|title:Cladding%20Ban%20Summary|target:_blank”]Explore the cladding ban and its effects on balcony design.[/sapphire_contentLink][sapphire_contentLink order=”Image left / content right” image=”6104″ heading=”Whitepaper: Laminate Glass” button_text=”Download Laminate Glass Whitepaper” button_link=”url:http%3A%2F%2Flocalhost%2Fbalconies%2Fknowledge%2Ffire-safety%2Flaminate-whitepaper%2F|title:Laminate%20Glass%20Whitepaper|target:_blank”]Is Laminate Glass a safety risk or a safety benefit?[/sapphire_contentLink][/vc_column][/vc_row]

Tackling UK Balcony Fires – Post-Event Summary

Posted on 6th February 2019 by sapphireadmin

On 3rd December we hosted an event for architects, specifiers and contractors aimed at tackling UK Balcony Fires and reducing the fire risk on high rise residential buildings.

The all-day event was held at one of London’s most prestigious tall buildings – The Gherkin. To start the day, Sapphire hosted a roundtable breakfast discussion on reducing the incidence of balcony fires. Attended by 8 key individuals from all areas of the construction industry including architects, structural engineers, developers, a representative from the Ministry of Housing, Communities and Local Government, and other industry bodies. This was an excellent opportunity for an essential cross industry discussion.

The second part of the day was a series of Thought Leadership presentations, interspersed with valuable networking sessions, allowing each delegate to discuss individual technical information.
The event attracted around 100 delegates.

The Thought Leadership presentation was split into two separate CPDs, Balcony Fires and Balcony Design.

to find out more about the behaviour of fires which have occurred on balconies read more here or book a CPD

Balcony Fires CPD
This presentation offered clarity on current fire regulations, including guidance from the recently announced Cladding Ban and its effect on balconies. It also looked at current case studies of balcony fires, explored common causes and offered design solutions to reduce the danger.

Balcony Design CPD
In the absence of a balcony specific standard we, at Sapphire have explored the thousands of pages of various regulations, and added our findings to deliver a clear understandable presentation which explores the requirements that need to be met as well as innovative solutions for balcony design

To find out more or to book your own CPD:
visit www.balconies.global/cpds

Future events can be booked onto for a variety of subjects including UK balcony fires at www.resi.build