Expert rankings of London fire safety consultants for home extensions. Fire strategy reports from £350. Essential when Building Control requires fire engineering solutions for loft conversions and open plan layouts.
When You Need One: Loft conversions, open plan kitchens, 3+ storey extensions, basement conversions
Cost Range: £350-800 for residential fire strategy report
Turnaround: 5-10 working days typically
Key Service: Fire strategy reports for Building Regulations Part B compliance
Best For Small Projects: OFR Consultants, Ingine Fire - fast residential specialists
Best For Complex: Hoare Lea, Tenos - full fire engineering capabilities
Most simple extensions don't need a fire safety consultant - your architect handles standard Building Regulations compliance. However, certain projects trigger the need for specialist fire engineering input:
| Project Type | Fire Consultant Needed? | Why |
|---|---|---|
| Loft conversion (any) | Usually yes | Creates 3-storey dwelling, escape route issues |
| Open plan kitchen/living | Often yes | Inner room situation, escape through kitchen |
| Basement conversion | Yes | Creates habitable room below ground level |
| 3+ storey extension | Yes | Part B complexity increases significantly |
| Single storey rear (standard) | No | Architect handles standard Part B |
| Side extension (standard) | No | Standard compliance, no special issues |
One of the most common triggers for fire consultant involvement is creating an open plan kitchen/living space while also having a loft room. Building Regulations say you can't escape through a kitchen - the fire consultant provides engineering solutions (sprinklers, fire curtains, heat detectors) to satisfy Building Control.
We've ranked these consultants based on: residential project experience, turnaround time, pricing transparency, and Building Control acceptance rate. All are qualified fire engineers registered with the Institution of Fire Engineers (IFE) or equivalent.
Residential fire strategy specialists
The go-to for residential projects. OFR handles hundreds of loft conversions and home extensions annually. Fast turnaround (5-7 days), competitive pricing, and excellent Building Control acceptance. Their reports are tailored to homeowner projects rather than commercial templates.
Budget-friendly residential specialist
Excellent value option for straightforward residential fire strategies. Ingine focuses exclusively on domestic projects, keeping overheads low and passing savings to clients. Good for standard loft conversions and basement conversions.
Premium full-service fire engineering
Top-tier fire engineering for complex projects. Hoare Lea is overkill for a standard loft conversion but essential for challenging projects: large basements, multi-storey additions, or properties with heritage constraints. Their reports carry significant weight with Building Control.
Fire engineering + M&E combined
Particularly useful when your project needs both fire engineering and mechanical/electrical design. Tenos can provide integrated solutions, reducing coordination issues. Good for extensions with complex services installations.
CFD fire modelling specialists
When standard guidance doesn't work and you need computational fire modelling to prove your design is safe. FDS specialises in demonstrating compliance through fire dynamics simulation - expensive but sometimes the only way to get approval.
Architect-friendly fire consultants
Popular with architectural practices for their collaborative approach. The Fire Surgery works closely with designers to find solutions that don't compromise the design intent - important for open plan layouts where standard solutions would add unwanted fire doors.
Heritage building specialists
Specialist in listed buildings and conservation area properties where standard fire solutions may not be acceptable. Jeremy Gardner understands the balance between fire safety and heritage preservation - essential for period properties in places like Hampstead or Greenwich.
Residential + small commercial
Good all-rounder handling both residential and small commercial work. BB7 is useful if your extension includes a home office, studio, or any element that blurs residential/commercial boundaries. Competitive pricing with reliable service.
Fire certification specialists
Strong on fire door certification and compartmentation - useful when Building Control is questioning your proposed fire doors or wall constructions. IFC can provide third-party certification that carries weight with inspectors.
Fast turnaround specialists
When you need a fire strategy yesterday. MLM offers express service for projects where time is critical - useful if Building Control has requested fire strategy input mid-project and you're holding up trades. Premium pricing for speed.
A residential fire strategy report typically covers:
Assessment of escape routes, travel distances, and protection requirements. This is where inner rooms (rooms accessed through other rooms) and open plan layouts are addressed.
Specification for smoke detectors, heat detectors, and interconnected alarm systems. For 3-storey dwellings, this typically means Grade D LD2 detection (mains-powered with battery backup).
Specification of fire-resisting construction needed between floors, around escape routes, and to neighbouring properties. Includes door ratings (FD30, FD60) and wall/ceiling constructions.
Where relevant, specification of sprinklers, fire curtains, or smoke ventilation systems. Common in open plan situations where physical separation isn't desired.
Assessment of boundary distances and external wall constructions. Important for extensions close to boundaries or with large glazed areas.
Before engaging a fire consultant, understand your property's planning constraints. Conservation areas and listed building status can affect which fire solutions are acceptable.
Check your property constraints| Service | Cost Range | When Needed |
|---|---|---|
| Fire strategy report (simple) | £350-500 | Standard loft conversion, open plan |
| Fire strategy report (complex) | £600-1,200 | Basement, 4+ storeys, listed building |
| CFD fire modelling | £2,000-5,000 | Non-standard designs, appeals |
| Sprinkler design | £800-1,500 | Often spec'd in fire strategy |
| Sprinkler installation | £3,000-6,000 | Typical 3-bed house system |
| Fire door (FD30) | £400-700 fitted | Per door, depends on style |
Fire safety is just one part of extension costs. Our calculator gives you realistic total costs including professional fees, building work, and finishes.
Get Free Extension EstimateUsually yes. Any loft conversion that creates habitable accommodation makes your house a 3-storey dwelling, triggering more stringent Building Regulations Part B requirements. A fire strategy report demonstrates how you'll achieve safe escape from the top floor.
Yes, but it requires fire engineering solutions. Standard guidance says you shouldn't escape through a kitchen, but fire consultants can design compensating measures - typically a combination of mist/sprinkler systems, enhanced detection, and fire curtains - that satisfy Building Control.
For residential projects, expect £350-800 for a standard fire strategy report. Complex projects (basements, listed buildings, 4+ storeys) typically cost £800-1,500. CFD fire modelling for non-standard designs can cost £2,000-5,000.
Building Control generally accepts reports from consultants with appropriate qualifications (IFE membership, CEng, or equivalent). However, some Building Control bodies have preferred consultants they've worked with before - worth asking your architect or Building Control officer for recommendations.
Not necessarily. Sprinklers are one solution to open plan layout issues, but there are alternatives: fire doors and protected lobbies, mist systems, fire curtains, or enhanced detection with automatic window openers. Your fire consultant will recommend the most appropriate (and cost-effective) approach.
Ideally during design development, before Building Regulations submission. Fire requirements can significantly affect layout - engaging early avoids costly redesigns. At latest, engage when Building Control requests fire strategy input, which usually happens at initial plan review.
Complete guide to loft conversions including fire safety requirements.
Basement conversions always need fire engineering input.
Understanding Part B and when fire engineering is required.
Budget for all aspects of your extension including professional fees.