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.
Quick Answer
A fire strategy report is a document that explains the fire safety design approach for a building. It sets out how people escape, how fire and smoke spread are controlled, what fire protection systems are used, how firefighters can access the building and what management assumptions support the design.
What Does a Fire Strategy Report Mean?
A fire strategy report brings together the key fire safety design decisions for a building. It should explain how the building is expected to meet relevant fire safety requirements and how different measures work together, such as escape routes, alarms, fire doors, compartmentation, smoke control and firefighting access.
The report is often produced during design, planning, refurbishment or change of use. It may also be needed for an existing building where the original fire strategy is missing or the building has changed over time.
What Is Usually Included in a Fire Strategy Report?
| Section | What It Explains |
|---|---|
| Building description | Use, layout, height, occupancy, risk profile and relevant assumptions. |
| Means of escape | Travel distances, exits, staircases, evacuation strategy and protected routes. |
| Compartmentation | Fire resisting construction, protected corridors, risers, shafts, fire stopping and fire doors. |
| Fire safety systems | Fire alarms, emergency lighting, smoke control, sprinklers or suppression where relevant. |
| Firefighting access | Fire service vehicle access, hydrants, firefighting shafts, dry risers and facilities where required. |
| Management assumptions | Occupancy controls, maintenance, testing, procedures, handover information and fire safety management. |
Need Fire Strategy Support?
Fire Risk Assessment Network can help arrange fire strategy report support for new builds, refurbishments, change of use projects and existing buildings where fire safety design information is needed.
Which Guidance Can a Fire Strategy Refer To?
The guidance used depends on the building, location and project. A fire strategy may refer to Approved Document B, BS 9999:2017, BS 9991:2024, BS 7974:2019, the PD 7974 series and other relevant fire safety guidance.
For a full commercial overview, see our main guide to fire strategy reports.
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.
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.
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
What is a fire strategy report?
A fire strategy report is a document that explains the fire safety design approach for a building, including escape, compartmentation, alarms, smoke control, firefighting access and management assumptions.
Do all buildings need a fire strategy report?
Not every building has a separate fire strategy report, but one is commonly needed for new builds, refurbishments, change of use, complex buildings and existing buildings where fire safety design information is missing or unclear.
Who prepares a fire strategy report?
A fire strategy report should be prepared by a competent fire safety professional with suitable experience in fire safety design, Building Regulations and relevant standards for the building type.
Is a fire strategy report the same as a fire risk assessment?
No. A fire strategy report explains the fire safety design intent, while a fire risk assessment reviews the occupied building, hazards, people at risk and fire safety management arrangements.
What guidance is used for fire strategy reports?
Depending on the building, a fire strategy may refer to Approved Document B, BS 9999:2017, BS 9991:2024, BS 7974:2019, the PD 7974 series and other relevant fire safety guidance.
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