Fire Engineering and Gateway Inspections for Building Remediation
Fire engineering now sits at the heart of how residential buildings are assessed, remediated and approved under the Building Safety Act. For buildings undergoing remediation, particularly those affected by external wall fire risk, a fire engineering led approach provides the technical justification needed to move safely and proportionately through the Gateway inspection process.
At MAF Associates, fire engineering underpins every stage of our work, from PAS 9980 assessments through to Gateway submissions and post completion assurance.
The Role of Fire Engineering in Remediation
In remediation projects, fire engineering provides the structure and evidence required to make informed decisions. This includes assessment of external wall systems such as cladding, insulation, cavities and fixings, alongside evaluation of how fire could spread within or across a building.
It also supports the review of interim and permanent mitigation measures, the development of risk based remediation strategies and the technical input required for funding applications and regulatory approvals.
Rather than focusing on theoretical compliance, fire engineering examines the real level of risk in the context of the whole building.
What Fire Engineering Means in Practice
Fire engineering applies engineering principles, fire science and professional judgement to understand how a building behaves in fire and how risk can be reduced to an acceptable level.
Unlike purely prescriptive approaches, it considers people, structure, materials and systems together. This allows for proportionate solutions that avoid unnecessary or excessive works while still meeting regulatory expectations.
It is particularly valuable where buildings were designed under historic guidance, construction details are incomplete or complex, remediation costs are significant or risks must be clearly justified to regulators, funders and residents.
Understanding the Gateway Regime
The Gateway inspection regime was introduced under the Building Safety Act to ensure fire safety is properly addressed at critical stages of a building’s lifecycle, especially for Higher Risk Buildings. Oversight is provided by the Building Safety Regulator within the Health and Safety Executive.
Gateway inspections apply to both new developments and major remediation works. Their purpose is to prevent unsafe designs from progressing, ensure remediation proposals are technically sound and maintain accountability from design through to occupation.
Gateway 1 at the Planning Stage
Gateway 1 focuses on fire safety considerations at the planning stage. Fire engineering input at this point typically includes a high level fire strategy, consideration of the external wall system and review of fire fighting access and water supply.
Early involvement reduces the risk of costly redesign, delay or additional remediation later in the process.
Gateway 2 Before Work Commences
Gateway 2 is often the most critical stage for remediation projects. Before works can begin, dutyholders must demonstrate that fire risks have been properly assessed, that the proposed remediation is safe and justified and that competent professionals are appointed.
Design proposals must align with the conclusions of PAS 9980 where relevant. Clear and well evidenced fire engineering input is essential to support approval at this stage.
Gateway 3 at Completion
Gateway 3 confirms that the building is safe to occupy. Fire engineering input helps ensure that remediation works reflect the approved design, fire safety measures perform as intended and Golden Thread information is accurate and complete.
This stage plays a key role in securing long term compliance and building confidence among residents and stakeholders.
Fire Engineering Compared with Prescriptive Remediation
A prescriptive approach to remediation can often result in over remediation, increased costs and prolonged disruption for residents. By contrast, a fire engineering led strategy supports targeted interventions based on actual risk.
This approach aligns with PAS 9980 and guidance recognised by professional bodies such as RICS. It provides clear justification to regulators and funders while reducing uncertainty and delay.
The Post Grenfell Landscape
Following the tragedy at Grenfell Tower, it became clear that visual inspections alone are not sufficient and that assumptions about construction can lead to unsafe outcomes. Fire risk must be properly understood, documented and managed.
Fire engineering provides the technical framework required to meet these expectations and to support a more robust, transparent building safety system.
How We Support Gateway Led Remediation
MAF Associates provides comprehensive support across the remediation and Gateway process. Our services include fire engineering consultancy, PAS 9980 Fire Risk Appraisals of External Walls, technical support at Gateways 1, 2 and 3, remediation design review and justification and independent inspection and Clerk of Works services.
All work is delivered by in house specialists, including Chartered Engineers, supported by strong governance and £10m Professional Indemnity Insurance.
A Joined Up Approach to Building Safety
Fire engineering, PAS 9980 and Gateway inspections are not standalone services. They form part of a connected, risk based framework designed to improve life safety, control costs and support regulatory compliance.
When applied correctly, this joined up approach reduces unnecessary remediation, provides defensible decision making and helps restore confidence for residents and stakeholders alike.
If your building is entering remediation, preparing for Gateway submissions, requiring a PAS 9980 assessment or facing delays due to fire safety uncertainty, we are here to support you with clear, confident and technically robust guidance.