Fire Consultants in the UK
Browse 116 verified fire consultants across the UK. Get quotes for Fire Strategy, Fire Safety Statement, Means of Escape Design and more.
116 verified fire consultants across the UK on The Planning Review.
What does a fire consultant do?
A fire consultant develops the fire safety strategy for a proposed building and, where required, prepares the Fire Statement that must accompany a planning application. Since the Building Safety Act 2022 introduced Planning Gateway One, any residential building over 18 metres in height (or 7 or more storeys) requires a Fire Statement as a mandatory planning validation document. This means fire safety must now be addressed at the earliest design stages, rather than being deferred to building control as was historically the case.
The fire strategy covers means of escape design, compartmentation, fire detection and alarm systems, structural fire resistance, external fire spread mitigation, and firefighting access. The consultant works alongside the architect and structural engineer to ensure the layout achieves compliance with Approved Document B (or BS 9999 where a risk-based approach is taken) and that the design is practical to build and maintain. For Gateway One buildings, the Health and Safety Executive is a statutory consultee on the planning application and will scrutinise the Fire Statement before the LPA determines it.
Beyond the statutory Gateway One requirement, fire consultants add value on complex projects by using fire engineering principles to justify design solutions that depart from prescriptive guidance. This might include extended travel distances, reduced compartmentation where sprinklers are provided, or single-staircase designs with compensating safety measures. These departures require rigorous quantitative analysis (such as smoke modelling or evacuation simulation) and must demonstrate an equivalent or better level of safety. Early involvement prevents costly redesigns when fire safety conflicts with the architectural intent.
When do you need a fire consultant?
- The building is residential, over 18m or 7 or more storeys, and a Fire Statement is mandatory at planning stage under Planning Gateway One
- The development is mixed-use with residential above commercial or retail, creating complex compartmentation and means of escape requirements
- The building has a single staircase and alternative fire safety measures must be justified through fire engineering analysis
- You are converting an existing building (such as office-to-residential) where the structure may not meet current fire safety standards
- The development is near or adjoining existing buildings and boundary fire spread or radiant heat calculations are needed
- The building includes atria, large open-plan spaces, or unusual geometries that fall outside the prescriptive guidance of Approved Document B
- External wall or cladding materials require assessment for fire safety compliance on new or refurbished buildings
- The development is a care home, hotel, student accommodation, or other sleeping-risk building where higher fire safety standards apply
- A planning condition requires a fire strategy to be approved before commencement or occupation
Services you can get local quotes for
- Cladding & External Wall Fire Safety
- Fire Strategy & Risk Assessment
Frequently asked questions
How much does a Fire Statement cost?
For a straightforward residential building over 18m requiring a Planning Gateway One Fire Statement, fees typically range from £3,000 to £8,000. This covers the completion of the prescribed form and supporting fire strategy information. For more complex schemes with multiple blocks, unusual layouts, or fire engineering departures, costs can rise to £10,000 to £20,000 or more. A full fire strategy report for building control purposes (often produced alongside or after the Fire Statement) is usually in the range of £5,000 to £15,000 depending on building complexity.
How long does the process take?
A Fire Statement and outline fire strategy for planning can typically be produced within 3 to 6 weeks from receipt of sufficient design information. However, this depends on the complexity of the building and the responsiveness of the design team to queries. For projects requiring fire engineering analysis or computational modelling, allow 6 to 10 weeks. It is advisable to engage a fire consultant at the earliest design stage, particularly for Gateway One buildings, to avoid delays at planning submission.
Is a Fire Statement required for all planning applications?
No. A Fire Statement is only mandatory for planning applications involving a relevant building, defined as a building that is 18 metres or more in height, or has 7 or more storeys, and contains two or more dwellings or educational accommodation. It applies to new builds and material changes of use. Applications for commercial, industrial, or lower-rise residential buildings do not require a Fire Statement at planning stage, although a fire strategy will still be needed for building regulations approval.
What is the difference between a fire strategy and a fire statement?
A Fire Statement is the specific document required at planning stage under Gateway One. It uses a prescribed form and addresses high-level fire safety considerations relevant to the planning decision, such as building layout, means of escape principles, and fire service access. A fire strategy is the more detailed technical document that supports building regulations approval, covering every aspect of fire safety design in depth. The fire strategy is typically developed further after planning consent is granted and submitted as part of the building control application.
Can a fire consultant help reduce building costs?
Yes. A skilled fire consultant can use fire engineering principles to justify design solutions that reduce costs, such as eliminating the need for a second staircase, reducing the extent of fire-rated construction, or enabling longer travel distances in return for enhanced detection or sprinkler systems. However, any such departures must be rigorously justified through analysis, and the consultant's primary duty is to ensure life safety.
Legal and regulatory framework
- Building Safety Act 2022
- The Town and Country Planning (Development Management Procedure and Section 62A Applications) (England) (Amendment) Order 2021
- Building Regulations 2010, Approved Document B (Fire Safety)
- Regulatory Reform (Fire Safety) Order 2005
- BS 9999:2017 (Fire safety in the design, management and use of buildings)
- BS 9991:2015 (Fire safety in the design, management and use of residential buildings)
- BS 7974 (Application of fire safety engineering principles)
- Fire Safety (England) Regulations 2022
Professional accreditations
- Fire Protection Association
- Institution of Fire Engineers
- Institution of Occupational Safety and Health