FIRE STRATEGY REPORTS
Fire strategy reports in Bristol: what they are and when you need one
What a fire strategy report covers, how it differs from a fire risk assessment, and what happens at handover.
What is a fire strategy report?
A fire strategy report sets out how a building meets fire safety requirements. It is written at the design stage, for a new building, an extension or a conversion, and it explains the approach to escape, detection, fire spread and fire service access. It is a different document from a fire risk assessment, which is written for a building that is already in use.
What is the difference between a fire strategy and a fire risk assessment?
The two documents are written at different times, for different duties.
| Fire strategy report | Fire risk assessment | |
|---|---|---|
| When | Design and building stage | Once the building is occupied, then kept under review |
| Law | Building Regulations (Part B) | Regulatory Reform (Fire Safety) Order 2005 |
| Purpose | Shows how the design meets the requirements | Records the hazards and actions for the building as used |
| Written by | Usually a fire engineer or fire safety consultant | A competent assessor |
What goes in a fire strategy report?
A typical report classifies the building and sets out the route to compliance with Part B of the Building Regulations, using guidance such as BS 9991 for residential buildings or BS 9999 for other buildings. It then covers means of escape and travel distances, protected stairs and fire doors, detection and alarm, emergency lighting, internal linings, structural fire resistance and compartmentation, external walls near boundaries, and access for fire service vehicles and firefighters.
When do I need a fire strategy report?
They are commonly asked for with a new build, an extension, or a change of use such as converting commercial space to flats, and may be requested by the building control body or alongside a planning submission. Whether yours needs one depends on the project, so ask your building control body early.
What happens when the work is finished?
Regulation 38 of the Building Regulations requires the fire safety information from the design to be handed over to the responsible person when the work is completed. That is what lets the owner or landlord carry out the fire risk assessment properly and run the building safely afterwards.
Can you help with a fire strategy?
Fire strategy reports are normally prepared by a fire engineer, which is a different job from a fire risk assessment. Tell us about the project and we will say plainly whether our assessor can help or whether you need a fire engineer.
Frequently asked questions
Is a fire strategy report a legal requirement?
Building work has to comply with Part B of the Building Regulations. A fire strategy report is the usual way of showing how a design does that, and building control may ask for one, but the exact requirement depends on the project.
Is a fire strategy the same as an evacuation strategy?
No. An evacuation strategy is one part of how a building is operated. A fire strategy report covers the whole design: escape, detection, fire spread and fire service access.
Do I still need a fire risk assessment after a fire strategy?
Yes. Once the building is occupied the Fire Safety Order requires a written fire risk assessment, and the fire strategy information handed over under Regulation 38 feeds into it.
Who prepares a fire strategy report?
Usually a fire engineer or fire safety consultant working with the designer and the building control body.
Does a conversion to flats need one?
Often. Change of use projects such as turning commercial space into flats commonly come with a fire strategy statement, but check with your building control body.
What standards does it refer to?
Typically Part B of the Building Regulations and the British Standard guidance that goes with it, such as BS 9991 for residential buildings and BS 9999 for other buildings.
ENQUIRY
Tell us about your project.
Tell us what you’re building or converting in Bristol or Bath and we’ll say whether we can help.
Or call 0117 463 7863.
Or email hello@fire-risk-assessment-bristol.co.uk.
BRISTOL & BATH