What Is a Fire Strategy Report and Why Does Your Building Need One?

What Is a Fire Strategy Report?

A fire strategy report is a technical document produced by a chartered fire engineer that sets out how a building addresses fire safety across its design and operation. It covers means of escape, fire compartmentation, structural fire protection, fire detection and alarm systems, suppression systems, smoke control, and firefighting facilities. It is the primary fire engineering submission for planning authorities, building control bodies and the Building Safety Regulator.

The report is not a form or a checklist. It is a substantive engineering document that demonstrates, through analysis and reference to applicable codes and standards, that a building provides an acceptable level of life safety in the event of a fire. For most medium to large projects, it is the single most important fire safety document produced during the design process.

What Does a Fire Strategy Report Cover?

A fire strategy report addresses every aspect of a building's fire safety design. The scope will vary depending on the building type and the applicable codes, but a comprehensive report typically addresses:

• Means of escape — escape route widths, travel distances, number and configuration of escape staircases, protected corridors, final exits and assembly points
• Fire compartmentation — compartment sizes, fire-rated construction specifications, fire stopping at service penetrations, cavity barriers and horizontal compartmentation
• Structural fire protection — fire resistance periods required for structural elements including columns, beams, floors and load-bearing walls
• Fire detection and warning — type and category of fire detection and alarm system, coverage requirements and interface with other building systems
• Suppression systems — whether a sprinkler system or other suppression system is required, and the design basis for that requirement
• Smoke control — natural or mechanical smoke ventilation to protect escape routes, smoke shafts and firefighting lobbies
• Firefighting facilities — rising mains, firefighting lifts, firefighting shafts, dry or wet risers, and fire service vehicle access
• External fire spread — reaction to fire classifications for external wall materials and roof coverings

When Is a Fire Strategy Report Required?

A fire strategy report is required in several distinct circumstances under UK building regulations and planning policy:

• New build projects submitted for building control approval where fire engineering input is required to demonstrate compliance with Approved Document B, BS 9991 or BS 9999
• Refurbishment projects that affect means of escape, fire compartmentation or structural fire protection
• Change of use applications where the building's occupancy classification changes
• Planning applications for higher-risk buildings — Gateway 1 requires a fire statement; Gateway 2 requires a detailed fire strategy
• Retrospective reports for existing buildings being registered with the Building Safety Regulator
• London Plan applications — Policy D12a requires a fire safety statement for major applications in Greater London

Who Produces a Fire Strategy Report?

A fire strategy report must be produced by a competent fire engineer. For higher-risk buildings — those over 18 metres in height or containing more than two residential units and over seven floors — the Building Safety Regulator expects the lead engineer to hold Chartered Engineer (CEng) status and professional membership of the Institution of Fire Engineers (IFE) or the Institution of Mechanical Engineers (IMechE).

Fire Safety Services is a chartered independent fire engineering practice. All fire strategy reports are produced by or under the direct supervision of chartered engineers with extensive experience of higher-risk residential, commercial and mixed-use developments across London and the UK.

How Long Does a Fire Strategy Report Take?

Most fire strategy reports are delivered within 7 to 14 working days of receiving drawings, a project brief and confirmation of instruction. Complex or phased projects, or those requiring performance-based engineering analysis using fire modelling, may take longer. Fire Safety Services confirms fee and programme at the point of enquiry and provides fixed-fee proposals within 1 to 2 working days.

What Happens If You Do Not Have a Fire Strategy?

Building control bodies will not approve a project without satisfactory evidence that fire safety requirements have been met. For higher-risk buildings, the Building Safety Regulator will not pass Gateway 2 without a compliant fire strategy. Local planning authorities may refuse or condition planning permission where a required fire statement is absent. For existing buildings being sold or refinanced, the absence of a fire strategy can delay transactions and, in some cases, render a building unmortgageable.