BS 9994 (draft): the first British Standard for fire strategies

What BS 9994 is

Until now, there has been no British Standard dedicated to the fire strategy itself. Guidance such as Approved Document B, BS 9991 and BS 9999 tells designers what a building should provide, but not how the fire strategy document should be produced, validated, kept up to date and handed on.

BS 9994, Fire strategies in buildings – Specification, is being developed by BSI technical committee FSH/14 to fill that gap. Its draft for public comment ran from 17 June 2026 to 18 August 2026. It isn't yet published, and the final text may differ from the draft.

What the draft covers

According to published summaries of the draft, BS 9994:

• Provides a consistent framework for designing, implementing, operating and managing fire strategies across a building's whole life
• Treats the fire strategy as the primary framework for applying fire risk management to a building, and as a clear, authoritative record of fire safety intent and decision-making
• Supports continuity of fire safety information between design, construction, handover and occupation
• Covers the level of detail needed, for both new and existing buildings
• Sets out expectations for competence, proportionate to the building's type, scale and complexity – with higher competence needed for performance-based or fire-engineered solutions
• Addresses validation and maintenance of the strategy, and, according to the Fire Industry Association, guidance on the responsible use of AI

"Fire risk assessments are not substitutes for a fire strategy"

The line in the draft most relevant to managing agents and accountable persons is this: fire risk assessments and other fire safety studies are not substitutes for a fire strategy. An FRA addresses specific aspects of risk at a point in time; the strategy explains how the building as a whole is meant to work.

Many existing blocks rely on the FRA because no strategy exists. If the final standard keeps this position, expect more FRAs, insurers, lenders and the Building Safety Regulator to ask for a fire strategy – often a retrospective fire strategy. See also fire strategy vs fire risk assessment.

What it means for different clients

• Developers and design teams: fire strategies will be expected to follow a recognised structure and be maintained through construction, which aligns with the Gateway 2 and Gateway 3 process for higher-risk buildings.
• Accountable persons: a fire strategy that meets a British Standard would be strong evidence in a safety case report and part of the golden thread.
• Owners of existing buildings: the standard is expected to describe what a strategy for an existing building should contain – useful when commissioning or reviewing one.
• Anyone using AI tools: the draft's attention to responsible AI use is a reminder that a fire strategy must be building-specific and owned by a competent person.

What to do before it's published

1. Don't wait. A well-structured fire strategy is good practice now, whatever the final standard says.
2. Check what you hold. Is there a fire strategy for each building? Does it match the building as it is today?
3. Ask for competence evidence when commissioning strategies, especially for engineered solutions.
4. Keep strategies alive. Update them after works, remediation or changes of use.

What a good fire strategy looks like today

You don't need the final standard to know what a useful fire strategy contains. It should:

• Describe the building as it actually is – uses, occupants, height, construction and fire safety systems
• State the evacuation strategy clearly, and explain what it depends on
• Identify the guidance followed – Approved Document B, BS 9991, BS 9999 or a fire engineering approach – and justify any departures
• Include fire strategy drawings showing escape routes, compartment lines, fire door ratings and firefighting facilities
• Set out management assumptions – what the building's managers must do for the strategy to work
• Record who prepared it, their competence, and the date and version
• Be kept up to date after works, alterations or changes of use

We'll update this guide when BS 9994 is published. Our fire strategy reports and retrospective fire strategies are prepared by qualified fire engineers.

Sources

• FPA – Fire strategies standard consultation opens
• FIA – Help shape the future of BS 9994
• BSI – BS 9994 project page

This guide is general information based on the law and guidance in England as at 8 November 2026. It isn't legal advice – for advice on a specific building, get in touch.