In short
- A fire strategy describes how the building is designed to work in a fire.
- A fire risk assessment (FRA) checks how fire risk is managed today – and is a legal duty.
- The FRA should be informed by the strategy. Without one, the assessor has to make assumptions.
- The draft BS 9994 states that an FRA is not a substitute for a fire strategy.
Fire strategy vs fire risk assessment: the short answer
| Fire strategy | Fire risk assessment | |
|---|---|---|
| What it answers | How is this building designed to keep people safe in a fire? | Is fire risk being properly managed right now? |
| Focus | Design: escape routes, evacuation strategy, compartmentation, fire systems, firefighting access, external walls | Management: ignition sources, housekeeping, maintenance, fire doors, training, information to residents |
| When it's written | At design stage, on major change, or retrospectively for existing buildings | Regularly throughout the building's life |
| Legal basis | Building regulations (and Regulation 38 handover); safety case evidence for higher-risk buildings | A direct legal duty under the Regulatory Reform (Fire Safety) Order 2005 |
| Usually written by | A fire engineer | A competent fire risk assessor |
| Changes | Only when the building or its use changes | Reviewed regularly and after significant changes |
What a fire strategy does
A fire strategy is the building's fire safety "design intent". It explains the evacuation strategy (for example stay put or simultaneous evacuation), the means of escape, how the building is divided into fire compartments, the detection and alarm system, smoke control, structural fire resistance, protection against external fire spread, and the facilities the fire service relies on. It also records where the design departs from guidance and why that's acceptable.
New buildings get a fire strategy during design – see fire strategy reports. Existing buildings without one can have a retrospective fire strategy.
What a fire risk assessment does
A fire risk assessment is required by the Fire Safety Order for the common parts of blocks of flats and for almost all non-domestic premises. The responsible person must make a "suitable and sufficient" assessment, act on it and keep it under review. Since 1 October 2023, every responsible person must record the full assessment in writing, including who carried it out.
The FRA looks at how the building is being run: sources of ignition, combustible storage, the condition of fire doors, maintenance of alarms and emergency lighting, signage, management arrangements and the information given to residents.
Why the two must work together
An FRA tests whether the building is being managed in line with how it's supposed to work. If there's no fire strategy, the assessor has to assume things – for example that the compartmentation is adequate, or that stay put is the right strategy. Those assumptions then appear in the FRA as caveats or recommendations, and they can undermine a safety case or a sale.
The draft British Standard BS 9994 puts it plainly: fire risk assessments and other fire safety studies are not substitutes for a fire strategy.
Which do I need?
- Every block of flats needs an up-to-date FRA of the common parts.
- New buildings and major refurbishments need a fire strategy for building control (and Gateway 2 for higher-risk buildings).
- Existing buildings benefit from a retrospective fire strategy, especially where the FRA keeps flagging assumptions, the building is higher-risk, or a sale, refinance or safety case is coming up.
- External walls are assessed separately by an FRAEW.
Common questions from managing agents
"Our FRA says we need a fire strategy – is that normal?" Yes. It usually means the assessor couldn't verify how the building is designed to work, so they've recommended a strategy to close the gap.
"Can one company do both?" Yes, provided the people involved are competent for each. Many clients find it efficient to commission a retrospective strategy and an FRA together so they're consistent.
Who is responsible for each
- The fire risk assessment is the responsible person's legal duty under the Fire Safety Order. In a block of flats, that's usually the freeholder, resident management company or landlord. See responsible person vs accountable person.
- The fire strategy for a new building is produced by the design team's fire engineer and handed to the responsible person on completion under Regulation 38. For an existing building without one, the responsible person or accountable person commissions a retrospective strategy.
Signs your documents don't agree
- The FRA says stay put, but the alarm system sounds throughout the building
- The FRA assumes 60-minute compartmentation, but nothing in the strategy or surveys confirms it
- The fire strategy shows smoke vents that the FRA doesn't mention
- The FRA recommends a fire strategy – and has done for several years
When the documents disagree, the building can't be managed consistently – and a regulator, insurer or buyer will spot it.
Our fire risk assessments and fire strategies are carried out by competent assessors and qualified fire engineers, with a fixed fee confirmed before you commit.
How we can help
We match each project to a qualified specialist and confirm the scope, the named professional and a fixed fee before you commit.
Sources
- FPA – Fire strategies standard consultation opens (BS 9994)
- FPA – Who is responsible for carrying out a fire risk assessment?
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.