When You Need a Retrospective Fire Strategy?

Understanding when you need a retrospective fire strategy can make the difference between compliance and liability, safety and risk, or sale and delay. Whether you own, manage, or assess buildings, it’s critical to understand the situations where retrospective fire strategies become not just useful, but essential. In this detailed guide, we explore what retrospective fire strategies are, why they matter, and when they are required.

What Is a Retrospective Fire Strategy?

A retrospective fire strategy is a formal fire safety document prepared for an existing building where no original strategy exists or where the original is outdated or non-compliant with current regulations.

Unlike a new-build fire strategy, which is developed during the design phase, a retrospective strategy evaluates the building as it stands today.

The purpose is to understand how the building supports safe evacuation, contains fire and smoke, and complies with current fire safety legislation. It serves as a foundation for fire risk assessments, safety case reports, remediation, or regulatory compliance.

When Do You Need a Retrospective Fire Strategy?

1. When Buying or Selling a Property

If you are buying or selling a building — particularly multi-occupancy residential or commercial property — the absence of a documented fire strategy can hold up transactions. Solicitors and due diligence consultants increasingly require a retrospective fire strategy as part of pre-sale documentation. It provides assurance that the building meets life safety obligations under the Regulatory Reform (Fire Safety) Order 2005.

2. When a Fire Risk Assessment Raises Concerns

Fire risk assessments (FRAs) are a legal requirement, but they often uncover unresolved issues. If your FRA identifies missing compartmentation details, ambiguous means of escape, or poor signage, a retrospective fire strategy becomes the logical next step. It enables you to plan remedial works efficiently and justify any alternative fire safety measures in place.

3. Following Building Alterations or Extensions

If your building has undergone unrecorded changes over the years — such as internal layout changes, new partitions, or repurposed areas — the original fire strategy (if it exists) may no longer reflect the building’s actual condition. A retrospective strategy brings documentation up to date and ensures ongoing compliance.

4. In Preparation for PAS9980 Assessments

For residential buildings with external wall systems, a retrospective fire strategy is often the first step before undertaking a PAS9980 assessment. The PAS process evaluates external wall fire risk. But to do so effectively, assessors need context on how the internal building layout and evacuation procedures function. A retrospective strategy provides this background.

5. For Buildings Subject to the Building Safety Act 2022

Higher-risk residential buildings (HRRBs) - those over 18 metres or 7 storeys with at least two residential units - must register with the Building Safety Regulator. Part of this regime involves compiling a "Safety Case Report," which requires a documented fire strategy. If one doesn’t already exist, a retrospective strategy is needed.

6. When Applying for a Change of Use or Planning Permission

When you apply to change the use of a building (e.g., converting offices to flats), planning authorities may require a fire strategy. If you’re repurposing an existing structure, the strategy will be retrospective in nature. It will need to demonstrate that the building, in its new use, can support safe evacuation and fire protection measures.

7. If a Building Lacks Records of Fire Safety Design

Many older buildings, especially those built before the widespread adoption of fire strategies in the 1990s and early 2000s, lack formal documentation. In such cases, a retrospective fire strategy is essential to record and verify existing safety provisions.

8. When Insurance or Liability Issues Arise

Insurers increasingly require fire strategies to support their underwriting process. In the event of a fire-related claim, the absence of a documented strategy may affect liability. A retrospective strategy strengthens your risk position and ensures transparency for all stakeholders.

9. For Ongoing Fire Safety Management

Effective fire safety management depends on understanding the fire precautions built into a structure. A retrospective fire strategy provides the necessary foundation for maintenance, staff training, emergency plans, and future assessments.

What Does a Retrospective Fire Strategy Include?

Building description and layout

Occupancy types and fire load

Compartmentation and fire separation

Means of escape and travel distances

Detection, alarm and suppression systems

Emergency lighting and signage

Evacuation strategy

Commentary on compliance with Approved Document B and other relevant codes

Justification of any non-standard approaches (e.g. stay put policies, fire engineering solutions)

How Does It Differ from a Fire Risk Assessment?

A fire strategy is not the same as a fire risk assessment. The fire strategy focuses on the design intent of the building’s fire safety features, whereas a fire risk assessment reviews the current condition and day-to-day management. Both are complementary, and in many cases, a fire risk assessor will recommend a retrospective fire strategy to clarify structural or strategic uncertainties.

Who Can Produce a Retrospective Fire Strategy?

Only competent professionals with experience in fire safety design and regulatory compliance should produce retrospective strategies. This includes:

Chartered Fire Engineers (CEng)

Fire safety consultants with demonstrable experience

Professionals familiar with PAS9980, ADB, BS 9991/9999 and current fire codes

Why Choose Anstey Horne?

At Anstey Horne, we specialise in producing clear, compliant, and authoritative retrospective fire strategies.

Our expert team includes chartered professionals and fire engineers who understand the intricacies of older and altered buildings. Whether you’re planning to sell, remediate, or reconfigure, we provide practical strategies that align with UK law and best practice.

Get in touch today to discuss how we can support your project.

Frequently Asked Questions (FAQs)

Q: Is a retrospective fire strategy legally required?
A: While not always a statutory requirement in itself, it is often necessary to demonstrate compliance with the Fire Safety Order 2005, the Building Safety Act, or in support of planning and insurance processes.

Q: Can I use a fire risk assessment instead?
A: No – a fire risk assessment and a fire strategy serve different purposes. The strategy outlines how the building is designed to be safe; the FRA assesses whether that safety is being achieved in practice.

Q: How long does it take to prepare one?
A: It depends on the complexity of the building. For small to mid-size properties, the process typically takes 2–3 weeks. For larger or high-risk buildings, allow longer.

Q: What if my building has non-standard features or historic elements?
A: No problem. Retrospective fire strategies can incorporate bespoke fire engineering solutions and conservation-sensitive approaches. Our team is experienced with listed and complex sites.

Q: Do I need one for a single dwelling?
A: Not usually. Retrospective strategies are more relevant for multi-occupancy, commercial, or public buildings. However, large or unusual private homes may still benefit in certain contexts (e.g. insurance, renovation).

Final Thoughts - When Do You Need a Retrospective Fire Strategy

Understanding when you need a retrospective fire strategy is crucial for maintaining building safety, achieving compliance, and managing risk. Whether you’re an asset manager, architect, or property owner, this proactive step can save time, money, and lives.

Anstey Horne has decades of experience helping clients navigate these requirements with clarity and confidence.

Contact us to find out how we can support your next project.

Need help with a Retrospective Fire Strategy?

Anstey Horne’s expert fire risk consultants and chartered surveyors are here to help. We deliver independent, proportionate fire strategies you can trust – across residential, commercial, and mixed-use buildings.

We provide specialist assessment and mitigation advice on buildings that fail to meet the required safety standards.

To commission a retrospective fire strategy please call 020 4534 3130.

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For further information on all aspects of this service see the collection of articles in our blog.

To commission a Retrospective Fire Strategy please call 020 4534 3130.

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