Intumescent Fireproofing — York Region Warehouse, Newmarket

Project Overview

York Region is upgrading its Newmarket warehouse so that office space can be added in the future. Exposed structural steel that will support or sit alongside occupied office space needs a defined fire-resistance rating. FAIME Construction was contracted to provide that fire protection to the selected structural elements: beams, columns and a 1,300 sq ft steel deck.

The work ran from March to April 2026 with a crew of up to four, and fireproofing was the only trade on FAIME's scope. Throughout the project, the warehouse continued to operate around the work areas.

Why an Intumescent Coating

Intumescent fireproofing is a thin coating that looks like paint under normal conditions. When it is exposed to the heat of a fire, it expands into a thick, insulating char that slows the rate at which the steel heats up, preserving its load-bearing capacity for the rated period. Unlike cementitious spray fireproofing, it leaves the steel visible with a clean, decorative finish, which suits exposed steel in a space that will become offices.

The products specified were Sherwin-Williams Firetex® FX5120 for the elements requiring a 1-hour rating and Firetex® FX5090 for those requiring a 2-hour rating. Both are water-based, thin-film intumescent coatings designed for exposed interior structural steel.

Site Assessment & Preparation

The work began with an inspection of the warehouse to confirm which beams, columns and deck areas were to be protected, and with coordination with the client and the other contractors on site. The steel surfaces were then cleaned and prepared for coating. Surrounding areas, equipment and anything not being coated were masked off to protect them from overspray, an important step in a building where operations continued around the work.

Application in Measured Coats

With intumescent coatings, the fire rating depends on thickness. A rating is achieved only when the dry film thickness specified for each steel section is reached. The coating was applied by air spray in combination with hand rolling to achieve even coverage across flanges, webs, connections and the deck. It was built up in multiple coats, applied approximately eight hours apart so that each layer could cure properly before the next. The schedule required multiple applications per day.

Thickness Inspections & Documentation

Coating thickness was checked regularly as the work progressed to confirm even application and to verify that the required thickness was being achieved for each rating. All inspection readings were recorded for client reporting. After the final coat had cured, a final walk-through was completed and the client received the supporting documentation: inspection reports and the material certifications for the products applied, along with guidelines for ongoing inspection and any future repairs.

Safety in an Operating Warehouse

The work areas were fenced and controlled, crews worked to the site's safety protocols with the appropriate personal protective equipment, and applications were scheduled to keep disruption to the warehouse's ongoing operations to a minimum. The project was completed on schedule, within budget and with zero safety incidents.

For General Contractors, Facility Owners & Property Managers

FAIME Construction applies intumescent fireproofing to structural steel in warehouses, industrial buildings and commercial conversions, both as a subcontractor to general contractors and directly for facility owners. We work to the specified products and thicknesses, record our inspections, and hand over the documentation. Our crews are WSIB Active and covered by $2M general liability insurance, and certificates are available on request.