Do I need a Fire Consultant?
Fire safety regulations have tightened considerably in recent years. Understanding when you need specialist fire engineering advice can save you time, money, and compliance issues down the line.
Andy Matthews Studio is a values driven RIBA Chartered Practice with a broad portfolio of work.
Please contact us if you are seeking an architect to work with you.
When Fire Consultants Are Essential
You'll need a fire consultant if your project doesn't comply with the guidance contained within Fire safety: Approved Document B of the UK Building Regulations. This typically includes:
Changes to means of escape routes
Alterations affecting fire compartmentation
New internal staircases or changes to existing ones
Removal of fire-rated walls, doors or glazed screens
Material changes to protected corridors
Conversions creating additional flats or rooms in lofts
Open plan layouts
Mixed-use developments
Buildings over 18 metres tall
For smaller domestic extensions and alterations that follow standard guidance, you can often demonstrate compliance without specialist input. Your architect will advise whether your project falls within these limits.
An extract from an early stage fire and means of escape drawing showing numbers of occupants, lines of protection, clear opening widths, and direction of travel. Drawing © Andy Matthews Studio
High-Rise and High-Risk Buildings
If you own a flat in a high-rise building (18 metres or above, or seven storeys plus), different rules apply. The Building Safety Act 2022 introduced Gateway 1 and 2 applications to the Building Safety Regulator for higher-risk buildings. These mandatory stages require:
Gateway 1 - Before you submit a planning application or listed building consent, you will need initial fire safety report demonstrating the design approach is viable.
Gateway 2 - Before construction starts, you must provide detailed fire safety documentation proving the design meets all regulatory requirements to the Building Safety Regulator and have this approved before starting work.
Both gateways demand input from a competent fire engineer. The Building Safety Regulator scrutinises these submissions closely, and non-compliance will stop the project entirely.
What Fire Consultants do
Fire consultants carry out fire safety strategies and performance-based assessments. They analyse escape routes, travel distances, compartmentation, smoke control systems, and sprinkler requirements. They can also model fire scenarios, calculate occupancy loads, and prove your building will keep people safe.
They work alongside your design team from early stages, shaping layouts and specifications to meet both functional requirements and safety standards. Good fire consultants find solutions rather than simply pointing out problems.
Getting by without a fire consultant
Attempting projects that need fire engineering input without proper advice creates risk. Building Control will reject non-compliant applications. Retrospective changes cost significantly more than getting the design right initially. Insurance complications arise. Legal liability falls on building owners and designers who ignore fire safety requirements.
For Gateway applications, there's no option to proceed without a fire consultant. The Building Safety Regulator simply won't process your submission.
An open plan layout for a high specification apartment in Wapping. A Fire Consultant was required to justify the layout and travel distances. Image © Jim Stephenson
How we work with Fire Consultants
Our standard Terms and Conditions require a fire consultant to be appointed for any work not designed to strictly comply with the guidance contained within Part B. We work with experienced fire engineers who understand both the technical requirements and guidance, and the practical constraints of real projects.
We coordinate fire safety strategy development alongside the architectural design, ensuring compliance doesn't compromise your project's functionality, visions or aesthetics. Early engagement prevents costly abortive work, programme delays, and compliance issues.
Getting started
Not sure if your project needs a fire consultant? Contact us to discuss your plans. We'll review the scope, identify regulatory requirements, and connect you with the right specialists for your project.
Fire safety isn't an optional extra. It's a fundamental requirement that shapes how buildings are designed, approved, and built. Getting expert advice early protects your investment and keeps your project moving forward.
Considering a project? Contact us on 020 4537 5231 to discuss it.