What Is a Fire Strategy Report?

A Fire Strategy Report is a formal fire safety design document prepared during the planning or construction stage of a building. It explains how the building complies with UK fire safety legislation and Building Regulations, including means of escape, compartmentation, fire detection systems and firefighting provisions.

Unlike a Fire Risk Assessment, which focuses on day-to-day fire safety management once a building is occupied, a Fire Strategy Report sets out the fire safety principles designed into the structure itself.

If you are developing, refurbishing, converting or managing a complex building in the UK, you may be required to provide a Fire Strategy Report to Planning, Building Control or the Building Safety Regulator.

This commonly applies to developers, architects, principal designers, managing agents and design-and-build contractors seeking planning approval or Building Control sign-off.

This guide explains what a Fire Strategy Report contains, who writes one, and when it is required.

What Is a Fire Strategy Report?

A Fire Strategy Report sets out the fire safety design approach for a building.

It demonstrates compliance with:

• The Regulatory Reform (Fire Safety) Order 2005
• Approved Document B of the Building Regulations
• Relevant British Standards (such as BS 9991 or BS 9999)
• The Building Safety Act 2022 (where applicable)

It provides a structured explanation of:

• How occupants will escape safely in the event of fire
• How fire spread is prevented within the building
• How firefighters can access and operate safely
• What fire protection systems are included

In simple terms:

• A Fire Strategy Report explains how a building is designed to be safe.
• A Fire Risk Assessment checks whether it is being managed safely in practice.

Both are important — but they apply at different stages of a building’s lifecycle.

When Do You Need a Fire Strategy Report?

A Fire Strategy Report is commonly required for:

New Build Developments

Including:

• Blocks of flats
• High-rise residential buildings
• Care homes
• Hotels
• Large commercial premises
• Mixed-use developments

It is usually submitted as part of the Building Regulations approval process.

Material Alterations or Conversions

You may need a Fire Strategy Report if you are:

• Converting offices to residential
• Adding additional storeys
• Altering internal layouts
• Removing or modifying compartmentation
• Changing the building’s use class

Higher-Risk Buildings

Under the Building Safety Act 2022, higher-risk residential buildings (generally 18 metres or 7 storeys and above) require comprehensive fire strategy documentation for Gateway submissions and Safety Case reporting.

Fire Strategy Reports and Gateway 2 Approval

For higher-risk residential buildings, a Fire Strategy Report forms part of the Gateway 2 submission to the Building Safety Regulator.

The strategy must clearly demonstrate compliance with functional requirements of the Building Regulations before construction can proceed. Inadequate or unclear fire strategy documentation can result in submission rejection and significant project delays.

Early engagement with a competent fire engineer is therefore essential for high-rise developments.

Where Building Control Requests It

Even for mid-rise or complex commercial buildings, Building Control may require a Fire Strategy Report to demonstrate compliance with Approved Document B.

What’s Inside a Fire Strategy Report?

While the exact format varies, most professionally prepared UK Fire Strategy Reports follow a structured technical format aligned with Building Regulations and British Standards.

The structure varies slightly depending on the consultant and building type, but a professionally prepared Fire Strategy Report typically includes:

Building Description

• Building use and occupancy type
• Height and number of storeys
• Construction type
• Occupancy numbers and risk profile

Regulatory Framework

The standards and legislation the design complies with, such as:

• Approved Document B (Volume 1 or 2)
• BS 9991 (residential buildings)
• BS 9999 (non-residential buildings)
• Fire Safety Order 2005
• Building Safety Act 2022

Means of Escape Strategy

• Travel distances
• Number and width of escape stairs
• Protected corridors and lobbies
• Evacuation strategy (stay-put, simultaneous or phased evacuation)

Compartmentation Strategy

• Fire-resisting walls and floors
• Fire door ratings
• Cavity barriers
• Fire stopping around services

Fire Detection and Alarm Systems

• System category (e.g. L1, L2 etc.)
• Alarm audibility and zoning
• Panel locations

Smoke Control Strategy

• Automatic Opening Vents (AOVs)
• Mechanical smoke ventilation
• Stair pressurisation systems

Firefighting Facilities

• Firefighting shafts
• Dry or wet risers
• Fire appliance access
• Fire hydrant proximity

Structural Fire Protection

• Fire resistance periods
• Structural frame protection
• Load-bearing element performance

Management Assumptions

This section outlines the fire safety management expectations once the building is occupied, which will later inform the Fire Risk Assessment.

Prescriptive Guidance vs Performance-Based Fire Engineering

Most straightforward buildings follow the guidance set out in Approved Document B.

However, where a building deviates from standard guidance — for example:

• Extended travel distances
• Innovative architectural layouts
• Large open atriums
• Reduced stair widths
• Complex mixed-use designs

A performance-based fire engineering approach may be required.

This can involve detailed calculations, smoke modelling (CFD), evacuation modelling or structural fire engineering analysis to demonstrate that the proposed design achieves an equivalent or improved level of safety.

In these cases, the Fire Strategy Report becomes a critical technical justification document for Building Control approval.

Who Writes a Fire Strategy Report?

A Fire Strategy Report should be written by a competent fire engineering professional, such as:

• A Chartered Fire Engineer
• A Specialist Fire Engineering Consultancy
• A Qualified Fire Safety Consultant with design competence

This is a technical design document. It should not be prepared by general contractors without appropriate expertise.

Choosing a competent professional ensures the strategy is defensible, compliant and acceptable to Building Control.

Fire Strategy Report vs Fire Risk Assessment

This is one of the most common areas of confusion here is the difference between a fire risk assessment fire strategy report.

A Fire Strategy Report:

• Is produced during design or construction
• Demonstrates compliance with Building Regulations
• Focuses on structural and system design

A Fire Risk Assessment:

• Is required once the building is occupied
• Is a legal duty under the Fire Safety Order
• Focuses on ongoing management and real-world risks

If you are a developer, managing agent or Responsible Person, you may require both at different stages.

How Much Does a Fire Strategy Report Cost?

Costs vary depending on complexity, height and building use.

Typical UK fee ranges:

• Small commercial building: £1,500 – £3,000
• Medium residential scheme: £3,000 – £7,000
• Large or high-rise development: £7,000+

Performance-based fire engineering solutions, smoke modelling or structural calculations will increase costs.

Why a Proper Fire Strategy Matters

Without a clear and robust Fire Strategy:

• Escape routes may be non-compliant
• Compartmentation may fail
• Smoke control systems may be underspecified
• Building Control approval may be delayed

Resolving fire design issues late in construction can be extremely costly.

Failure to provide a compliant Fire Strategy Report can delay Building Control approval, halt construction progress and trigger costly redesign work.

Getting the strategy right at design stage protects your programme, budget and compliance position.

Who Needs to Commission a Fire Strategy Report?

A Fire Strategy Report is typically commissioned by:

• Property developers
• Architects and design teams
• Principal Designers under the CDM Regulations
• Freeholders and asset owners
• Managing agents overseeing major refurbishments
• Design-and-build contractors

Responsibility usually sits with the project team during the design phase, prior to Building Control approval.

Need a Fire Strategy Report?

Fire Risk Assessment Network works with qualified fire engineers and specialist consultants across the UK to provide professionally prepared Fire Strategy Reports for:

• Residential developments
• Commercial buildings
• High-rise schemes
• Conversions and refurbishments

If you require a compliant Fire Strategy Report for planning or Building Control approval, contact us for a free, no-obligation quotation.

Conclusion

A Fire Strategy Report is a critical fire safety design document that explains how a building meets UK fire safety legislation and Building Regulations.

It is commonly required for new builds, major alterations and higher-risk residential buildings. While it differs from a Fire Risk Assessment, both documents play an essential role in protecting life and ensuring legal compliance.

If you are unsure whether your project requires a Fire Strategy Report, seeking professional advice early can prevent costly delays later.

Frequently Asked Questions

Is a Fire Strategy Report a legal requirement in the UK?

A Fire Strategy Report is not explicitly named within legislation. However, compliance with Building Regulations (including Approved Document B) is mandatory.

In practice, Building Control, Approved Inspectors and the Building Safety Regulator frequently require a Fire Strategy Report to demonstrate compliance — particularly for new builds, conversions and higher-risk residential buildings.

For occupied premises, a Fire Risk Assessment remains a separate legal requirement under the Regulatory Reform (Fire Safety) Order 2005.

What is the difference between a Fire Strategy Report and a Fire Risk Assessment?

A Fire Strategy Report is a design-stage document that explains how a building has been designed to achieve fire safety compliance.

A Fire Risk Assessment is an operational document that assesses real-world fire risks once a building is occupied.

The Fire Strategy informs the Fire Risk Assessment — but it does not replace it.

Who can prepare a Fire Strategy Report?

A Fire Strategy Report should be prepared by a competent fire engineering professional, such as a Chartered Fire Engineer or specialist fire safety consultant with design experience.

It should not be produced by a contractor or designer without appropriate fire engineering competence.

Do small buildings need a Fire Strategy Report?

Not always.

Many small, simple buildings can comply directly with Approved Document B without requiring a standalone Fire Strategy Report.

However, if the layout is complex, involves mixed use, or deviates from standard guidance, Building Control may request one.

When is a Fire Strategy Report required for residential buildings?

A Fire Strategy Report is typically required for:

• New blocks of flats
• Buildings over 18 metres (or 7 storeys)
• Office-to-residential conversions
• Significant refurbishments affecting escape or compartmentation

Higher-risk residential buildings require detailed fire strategy documentation under the Building Safety Act 2022.

How long does it take to produce a Fire Strategy Report?

Timescales depend on the complexity of the building and the level of fire engineering involved.

For straightforward projects, preparation may take 1–3 weeks. Complex or high-rise schemes requiring modelling or engineering calculations may take longer.

Early engagement helps prevent design delays.

How much does a Fire Strategy Report cost?

Costs vary based on building size, height and complexity.

Typical UK ranges:

• Small commercial building: £1,500 – £3,000
• Medium residential development: £3,000 – £7,000
• Large or high-rise building: £7,000+

Performance-based engineering or smoke modelling increases cost.