Fire Engineering Across the RIBA Stages
How We Keep Projects Safe, Compliant and Moving
Fire engineering works best when it is part of the project from day one, not something bolted on just before completion. When fire safety is aligned with the RIBA Plan of Work, you get safer buildings, fewer surprises and smoother progress through the Building Safety Act’s Gateway process.
At MAF Associates, this is how we work in practice, safeguarding people and places by embedding fire engineering throughout design, remediation, construction and ongoing use.
Why fire engineering cannot wait until later
Leaving fire engineering until late in the programme usually leads to constrained design choices, higher remediation costs and delays at Gateway approvals. You also risk ending up with blunt, over‑prescriptive solutions because there is no robust technical justification on the table.
Bringing an experienced fire engineering team in from the outset supports risk‑based decisions that are proportionate to the real level of risk. It also helps maintain the Golden Thread of information now expected across higher‑risk buildings.
Early fire engineering input means:
- Safer design choices, tested against real fire scenarios rather than assumptions.
- Designs that work with the architecture instead of fighting it.
- Less abortive work and redesign as the project moves between RIBA stages.
- Clear evidence for Building Safety Regulator and Building Control at Gateways 1, 2 and 3.
Stage 0 – 1
Getting the brief and risk picture right
The first two RIBA stages set the tone for everything that follows.
At Stage 0 (Strategic Definition), fire engineering helps test whether a project or remediation approach is viable in the first place. Work at this point includes an initial review of building height, use and occupancy, early identification of Higher‑Risk Building status and high‑level constraints such as access, evacuation and external wall risk.
By Stage 1 (Preparation and Brief), the focus shifts to shaping a clear fire safety brief alongside the wider project brief. This is where we outline the fire strategy, define fire safety objectives and pick up early PAS 9980 considerations on existing buildings with external wall issues.
Handled properly, these stages:
- Set realistic expectations for clients and design teams.
- Prevent unsafe or unworkable strategies moving into design.
- Flag Gateway implications early, instead of discovering them at tender.
Stage 2 – 3
Shaping and coordinating the design
Stage 2 (Concept Design) is where fire engineering starts to visibly influence the architecture. We develop the core fire strategy concept, consider fire spread paths (particularly around facades and cavities) and give early guidance on materials and systems.
For remediation schemes, this is usually the stage where different options are tested – for example, whether targeted façade remediation is possible instead of full strip‑and‑replace. With robust fire engineering input and PAS 9980 alignment, it is often possible to justify proportionate remediation rather than defaulting to the most disruptive solution.
Stage 3 (Spatial Coordination) is about making sure the design actually joins up. At this point, we review compartmentation, cavity barriers, escape routes, smoke control and service penetrations against the agreed strategy. This coordination is crucial ahead of Gateway 2, where the regulator expects a coherent, auditable design.
Done well, these stages deliver:
- A coordinated fire strategy, understood by architect, MEP, structural and façade teams.
- Fewer clashes on compartment lines, shafts, risers and routes.
- Stronger technical justification for planning and pre‑construction approvals.
Stage 4
Turning strategy into buildable detail
Stage 4 (Technical Design) is where the detail either supports the fire strategy or quietly undermines it. At this point, fire engineers are heavily involved in the nuts and bolts of the specification.
Typical support includes:
- Producing and refining detailed fire strategy documentation for submission.
- Reviewing product selections, test evidence and certification for key fire‑critical elements such as façades, doors, fire stopping, alarms and sprinklers.
- Assessing interfaces – for example, where cladding, windows, insulation and structure meet.
- Providing clear written justification for materials and mitigation measures, especially on higher‑risk buildings.
For Gateway 2, the regulator expects to see that the design is both safe and buildable, not just aspirational. A well‑produced fire strategy report at this stage can save months of iteration.
Stage 5 – 6
Built as designed, handed over with confidence
Even the best design can be compromised if it is not built correctly. During Stage 5 (Manufacturing and Construction), fire engineering combines design oversight with practical site‑based checks.
This often includes:
- Reviewing contractor proposals and technical submittals for compliance with the agreed strategy.
- Carrying out targeted site inspections and answering technical queries.
- Working alongside Clerk of Works and façade inspection teams to confirm that critical details are installed correctly.
- Updating the fire strategy if there are justified design changes, keeping the digital record accurate.
Stage 6 (Handover) is where everything is pulled together for occupation and Gateway 3. Fire engineering input focuses on the as‑built fire strategy, commissioning records, O&M information and Golden Thread documentation.
Handled well, handover gives building owners and managers:
- Clear understanding of how the fire strategy works in day‑to‑day use.
- Evidence needed for regulator sign‑off and insurance.
- A solid foundation for future fire risk assessments and management.
Stage 7
In use does not mean finished
Fire engineering does not end when the contractor leaves site. Buildings evolve – layouts change, systems age, guidance and regulation continue to develop.
At Stage 7 (In Use), we can support with:
- Fire risk management reviews and ongoing PAS 9980‑aligned appraisal where external walls remain in focus.
- Advice on alterations, refurbishments and maintenance work so that changes do not erode fire performance.
- Periodic reassessment to keep pace with regulatory updates and lessons from industry.
This long‑term view is essential for resident safety and for maintaining compliance in a tougher regulatory landscape.
How we support you across the RIBA stages
MAF Associates is a specialist fire safety engineering consultancy dedicated to safeguarding people and places across the UK. Our in‑house team includes Chartered Engineers, façade specialists and experienced fire risk professionals.
Across new build and remediation projects, we provide:
- Fire engineering consultancy aligned with RIBA Stages 0–7.
- PAS 9980 Fire Risk Appraisals of External Walls and remediation options.
- Technical support for Gateways 1, 2 and 3 under the Building Safety Act.
- Remediation design review, inspections and Clerk of Works‑style compliance monitoring.
Whether your scheme is entering concept design, preparing for a critical Gateway submission or stuck due to fire safety uncertainty, an early conversation with us can unlock a clear, defensible way forward.
If you would like to explore how to embed fire engineering across your next project’s RIBA stages, get in touch today!