Last week I was asked to attend a residential site in Chelmsford, Essex to replace 15 emergency bulkhead fittings. On paper, it was a straightforward job.
In reality, what I found was genuinely shocking.
This is another example of why property managers need to think very carefully about who they instruct to carry out life‑safety works in blocks of flats.
“Get In and Get Out” – At What Cost
I see this far too often: work orders being sent to contractors whose only objective is to get in and get out as quickly as possible. No pride, no accountability, and no respect for the fact that they are working on systems designed to save lives.
Emergency lighting is not decorative. It is not optional. And it is certainly not somewhere to take shortcuts.
Yet that is exactly what had happened on this site.
What I Found Behind the Covers
Multiple bulkhead fittings had failed emergency lighting tests or were not working at all. When I removed the covers, the reason became immediately clear.
Instead of replacing failed fittings with new, factory‑made emergency bulkheads, someone had decided to:
- Rip the internal components (“the gubbins”) out of other fittings
- Throw them inside old, unsuitable housings
- Screw components in place with no regard for design or safety
- Screw through the actual LED panel, instantly voiding any warranty
- Leave batteries loose inside the fitting, unsupported and unsecured
These fittings are not designed to be assembled like this.
It was lazy, unsafe, and completely unacceptable.
Worse still, it reflects badly on the entire industry. This kind of work gives competent contractors a bad name.
Doing the Job Properly (The Only Acceptable Way)
I made the decision to do what should have been done in the first place:
- Remove the old fittings entirely
- Install brand‑new emergency bulkheads
- Use factory‑assembled units with manufacturer warranties
- Ensure correct fixing, wiring, and battery support
But the surprises didn’t stop there.
A “Monster Hole” and a Damaged Cable
When removing one of the old fittings, I discovered that a previous electrician had punched an oversized hole straight through the wall — and in the process had damaged one of the neutral cables.
This raises serious concerns:
- Lack of care during installation
- No understanding of fire compartmentation
- No consideration for cable protection or containment
Fire safety in blocks of flats relies heavily on compartmentation. Random holes, damaged cables, and poor workmanship directly undermine that protection.
I repaired the damaged cable correctly, reinstated the wall properly, and ensured the integrity of the surface before installing the new fitting.
Attention to the Details That Matter
When installing the new bulkhead, I made sure to:
- Use the rubber grommet supplied by the manufacturer
- Prevent the potential spread of smoke through the cable entry
- Stop insects such as spiders and moths entering the fitting
- Leave a clean, professional finish
These details may seem small — but in life‑safety systems, they matter.
A Message to Property Managers
I’ll be blunt: cut‑price, corner‑cutting contractors are playing with people’s lives.
Emergency lighting exists to guide residents to safety when everything else has failed. Poor workmanship, bodged repairs, and shortcuts turn a safety system into a liability.
Property managers have a responsibility to:
- Appoint competent contractors
- Challenge poor workmanship
- Insist on proper replacements, not temporary fixes
- Protect residents, not just budgets
Final Thoughts (Rant Over)
This job didn’t need to be like this. It only became a problem because others before chose speed and cost over safety and professionalism.
At Hadley Parker, we believe there is only one way to carry out emergency lighting works — the right way.
If you’re responsible for a residential block and want honest advice, proper workmanship, and systems you can rely on in an emergency, you know where to find us.
Job done. Rant over.
