The rehabilitation of historic buildings in Spain has gained significant relevance in recent years. According to data from the Council of Architects’ Associations of Spain (CSCAE), 55,473 homes were approved for major rehabilitation in 2024, reflecting a 47% increase compared to the previous year and a 117% rise compared to 2019. This increase highlights a growing trend towards the conservation and adaptation of architectural heritage.
In this context, ensuring fire safety is a key challenge in the rehabilitation of buildings with historical value. The presence of old flammable materials, outdated electrical systems, and regulatory restrictions requires the implementation of solutions that protect both the occupants and the building structure without compromising its heritage value.
Structural and risk assessment: first step in rehabilitation
Before intervening in a historic building, it is essential to conduct a detailed analysis in four key areas:
Building structure
It is crucial to assess the stability of the building and determine if the structural elements require reinforcement. In some cases, the original materials may have lost load-bearing capacity, making it necessary to use metal reinforcements, fire-resistant laminates, or structural consolidation techniques.
Installations and electrical systems
One of the main risks in historic buildings is the presence of outdated electrical systems, which may fail to meet current regulations and pose a danger from overloads or short circuits. The age of the wiring and lack of safety devices increase the likelihood of fires, making their updating essential in any rehabilitation.
To address this, the first step is to identify the existing installation type, assessing the condition of the wiring and the distribution of electrical loads. If the system does not comply with the Low Voltage Electrotechnical Regulation (REBT) or has deteriorated materials and poor connections, replacement is mandatory.
The modernization must ensure safety without affecting the building’s aesthetics. The installation of concealed wiring, the use of fire-resistant conductors, and the inclusion of protection devices such as differential switches and overload detectors allow the electrical network to be adapted without compromising the architectural integrity.
Aesthetic and regulatory restrictions
One of the greatest challenges in the rehabilitation of historic buildings is ensuring safety without altering their original aesthetic. By regulation, some buildings cannot modify certain elements such as facades, windows, or decorative details. In these cases, fireproof treatments, such as varnishes and lacquers on wood, can enhance its fire resistance without changing its appearance.
What does the Technical Building Code (CTE) establish?
According to the Technical Building Code (CTE), in Spain, the rehabilitation of buildings is defined as any intervention that significantly affects the structure, safety, or habitability of the property. These interventions may include renovations, extensions, changes in use, structural improvements, or installation upgrades.
The CTE establishes that rehabilitated buildings must meet the same safety requirements as newly constructed buildings, including structural safety, habitability, accessibility, and, of course, fire safety.
The Basic Document SI (Fire Safety) of the CTE establishes that in rehabilitated buildings, it is mandatory to:
- Adapt the evacuation and compartmentalization conditions of the building to current regulations, if the minimum requirements are not met.
- Strengthen the structures if the original materials do not provide the necessary fire resistance.
- Install adequate fire detection and extinguishing systems if the building does not have them or if the existing systems are outdated.
Opportunities for improvement in fire protection during the rehabilitation of historic buildings
The rehabilitation of historic buildings presents a key opportunity to improve fire safety. In this process, it is essential to address two aspects: electrical safety and structural reinforcement, which directly affect the building’s resistance, and, on the other hand, the implementation of sectorization systems, which efficiently contain the spread of fire without altering the aesthetics of the property.
Electrical safety
Old electrical installations present a high fire risk. According to El País, nearly 80% of homes in Spain have electrical deficiencies, increasing the likelihood of faults and overloads. In historic buildings, where many installations have not been updated, this problem is even more critical. To reduce risks, the existing installation must be evaluated.
Reinforcing structures
Historic buildings may have structures that do not comply with current regulations due to aging materials or lack of fire resistance. To improve safety without modifying the original design, it is necessary to reinforce roofs, floors, and walls with discreet solutions.
The use of fireproof coatings, thermal protection mortars, and fire-resistant sheets allows for improving stability and delaying the spread of fire without replacing original elements. These solutions increase structural resistance without affecting the building’s aesthetics.
When applying these reinforcements, it is essential to ensure that the materials are compatible with the original construction, ensuring a balance between safety, functionality, and heritage conservation.
Fire sectorization in the rehabilitation of historic buildings
Fire curtains are the best option for fire sectorization in historic buildings, as they ensure protection without affecting the structure or aesthetics of the property. Their structural impact is minimal, as they do not require reinforcements in walls or major modifications, making them ideal for buildings with heritage restrictions.
Unlike other systems, their flexibility allows them to adapt to any space, even large openings or irregular hallways, providing effective compartmentalization without altering the building’s functionality. Additionally, they comply with UNE-EN 1634-1 and UNE-EN 13501-2 regulations, allowing for installation without the need for complex work or demolitions that could compromise heritage conservation.
Another great advantage is their quick installation and lower cost compared to traditional solutions like firewalls or large doors, reducing intervention times and facilitating the building’s operability. Moreover, their retractable design makes them virtually invisible when not in use, preserving the property’s aesthetics without invasive elements.
In terms of safety, they provide localized protection in high-risk areas, such as kitchens, storage rooms, or evacuation hallways, activating automatically in case of fire to contain the spread of fire and smoke. Finally, their durability and low maintenance make them an efficient long-term solution, ensuring reliable performance without the need for frequent interventions.
Other considerations to keep in mind with rehabilitated buildings
In addition to fire protection, the rehabilitation of a historic building must ensure compliance with the requirements established in the Technical Building Code (CTE) regarding structural safety, habitability, and accessibility.
From a structural perspective, it is essential that the building complies with current regulations, ensuring the stability of the construction elements and reinforcing those that may compromise its integrity without affecting its heritage value.
Regarding habitability, rehabilitation should include improvements in ventilation and climate control, optimizing thermal and comfort conditions within the building without altering its original design. The implementation of efficient solutions in terms of insulation and air renewal contributes to the property’s conservation and the well-being of its occupants.
On the other hand, accessibility is a key factor in any rehabilitation, ensuring the building’s adaptation to regulations that facilitate its use by people with reduced mobility. The installation of ramps, elevators, or safety handrails should be integrated in a way that respects the property’s aesthetics while ensuring functionality without compromising the original structure.
Considering these aspects not only allows the building to comply with current legislation but also improves its efficiency and functionality, ensuring that its use is safe, comfortable, and accessible for all.
If you have a project of this nature and want to learn more about sectorization solutions, feel free to contact us.