On a recent mid-rise project, fire + smoke curtains were not coordinated until after ceilings and mechanical, electrical, and plumbing (MEP) systems were installed. When the authority having jurisdiction (AHJ) flagged missing smoke protection at elevator lobbies, the contractor had to remove 600 linear feet of ceiling, reroute ductwork, and rebuild soffits to accommodate curtain housings. The changes delayed occupancy by six weeks and added more than $100,000 in unplanned costs.
This is not an isolated case. Research from the Construction Industry Institute (CII) shows rework accounts for 4% to 6% of total project costs, and late-stage fire protection changes are among the most disruptive. Avoiding these outcomes requires integrating fire + smoke containment strategies during the schematic design phase.
The Case for Early Integration
Fire + smoke curtains influence how elevators, lobbies, and atriums function during a fire event. They protect egress routes, slow the migration of smoke, and preserve firefighter access. When they are excluded from early trade coordination, the result is performance compromises, increased/unplanned costs, inspection delays and potential postponement of a project completion.
Contractor Impacts in the Field
When containment is addressed late, contractors face predictable challenges:
- Ceiling redesigns when housings force bulkheads and soffits to be rebuilt.
- Utility conflicts, such as ductwork, sprinklers, and electrical systems, must be rerouted.
- Schedule setbacks when AHJ redlines delay commissioning and occupancy.
- Increased risk of liquidated damages for delay projects.
Dodge Data & Analytics reports that late-stage changes can add 20% to 30% to system costs once MEP systems are installed, with a typical delay of three to six weeks. By contrast, when housings and supports are included in the early design, trades can coordinate once, and inspections proceed smoothly with minimal additional cost impact.
Who Plays a Role
Successful projects bring multiple stakeholders to the table:
- Architects and engineers establish code-driven locations.
- Fire protection engineers verify compliance with the International Building Code (IBC), the National Fire Protection Association (NFPA) 101 Life Safety Code, and UL 10D listings.
- Contractors and subcontractors integrate housings, supports, and utilities in the field.
- AHJs validate performance, but should not be the first to identify gaps.
Both the IBC and NFPA 101 continue to refine egress and smoke control requirements. Choosing tested and listed containment systems early positions buildings for compliance today and adaptability as codes evolve.
What to Ask Before Framing Starts
To avoid costly rework, project teams should confirm:
- Where are fire + smoke curtains required by code, such as at elevator lobbies, stairwells, hallways and atriums?
- Have housings and supports been detailed in structural and ceiling plans?
- Are electrical connections for motors and controls shown in MEP coordination?
- Have system listings (UL 10D, UL 1784) been confirmed with the AHJ?
Why Early Planning Pays Off
Late-stage fixes in fire protection are costly, disruptive, and unnecessary. Projects that integrate fire and smoke containment in the design phase keep costs predictable, reduce conflicts, minimize schedule changes and ensure buildings perform as intended when it counts most.
Smoke Guard partners with architects, contractors, and code officials nationwide to integrate containment systems seamlessly into design. Learn more about our fire + smoke curtain systems and how they can be coordinated seamlessly without requiring rework here.