Fire protection concept: content, obligations and implementation

A fire protection concept is not a voluntary document, but is mandatory for special buildings in accordance with Section 50 MBO and the state building regulations. It combines structural, technical, defensive and organisational fire protection in one document that the building inspectorate checks and the fire department uses in operations. Without a viable concept, there is no building permit and no commissioning.

This article explains when a fire protection concept is required, what content is included, who creates it, how the fire protection officer keeps the concept effective in operation and how the CIVAC platform documents the obligations from the order to the audit. Turn reading into an assignment, with clear steps at the end.

The fire protection concept rests on several pillars. The Model Building Regulations (MBO) provide the framework with the protection objectives from Section 14, the state building regulations implement it, and special building regulations such as the Sales Places Ordinance (VkVO), Assembly Places Ordinance (VStättVO) and the Industrial Building Directive specify it. For special buildings, Section 50 MBO generally requires a fire protection concept.

Under private law, the VdS Guideline 2000 and DIN 14096 apply as the state of the art. Insurers make premiums and coverage dependent on compliance. Anyone who operates special buildings without a fire protection concept risks invalidity of the building permit and problems with the insurer in the event of a claim.

In addition, DGUV regulations apply, in particular DGUV Information 205-003 for the fire protection officer, as well as the Technical Rules for Workplaces ASR A2.2 for measures against fires. The workplace regulations require fire protection measures depending on size, use and number of people.

For tax and insurance purposes, the concept is considered proof of proper operation. In the event of damage, insurers check whether the concept corresponds to the actual condition. Deviations without documentation lead to reductions in benefits according to Section 81 VVG.

CIVAC stores the legal basis as versioned sources in the workspace. With every change in concept, the fire protection officer and management see which standard or regulation is causing the change and which systems need to be checked. The appointment certificate, signed, filed, verifiable.

The obligation to have a fire protection concept results from the building regulations, the type of use and the size of the building. Special buildings in accordance with Section 2 MBO are generally affected. These include high-rise buildings with a floor height of 22 metres or more, meeting places for 200 people or more, sales outlets with a size of 2,000 square metres or more and industrial buildings with certain fire loads.

Even without express special building characteristics, the building supervision requires concepts if fire compartments are exceeded, escape routes are unusual or uses are mixed. In existing buildings, the concept is required again when there is a change of use, conversion or expansion. The building inspectorate checks for plausibility and conformity.

For industrial buildings, the model industrial building guideline M IndBauRL is relevant. It differentiates between three methods: simplified using tables, mathematically using heat extraction and fire load, or engineered using fire simulation. The choice determines the depth and scope of the concept.

Insurers are increasingly demanding a concept independent of construction supervision, especially for logistics and production sites worth more than 10 million euros. VdS recognition of the experts is standard; without this, premium discounts are not granted.

In the workspace, CIVAC marks all buildings with mandatory status, assigns responsible experts, fire protection officers and those responsible and manages the concept as a living document. Anyone who changes a usage can immediately see what new obligations arise.

A complete fire protection concept follows DIN 14096 and existing working aids from the Conference of Building Ministers. It contains a description of the building, usage units, protection objectives, fire compartment formation, escape routes, technical system measures and organisational regulations. Plans on a scale of 1:100 or 1:200 are mandatory.

Structural fire protection includes fire walls, ceilings, glazing, doors and their fire resistance classes according to DIN EN 13501-2 (F30, F60, F90). The technical fire protection describes fire alarm, sprinkler, spray water and smoke extraction systems as well as safety power supply and safety lighting.

The defensive fire protection explains the accessibility for the fire brigade, hydrants, risers, movement areas and attack routes. The opinion of the local fire department and the fire protection department is included here. No concept can be approved without coordination with the fire department.

The organisational fire protection department names fire protection regulations parts A, B, C according to DIN 14096, evacuation plans, training intervals, fire protection assistant quota (5 percent of employees according to ASR A2.2) and the fire protection officer. This is where the ongoing obligation lies that keeps the concept alive.

The CIVAC platform provides an audit template for each section, checks for completeness and links plans with check intervals. Fire alarm systems according to DIN 14675 must be checked annually, sprinkler systems quarterly, security lighting monthly. Deadline expires as soon as we become aware of it.

Fire protection concepts are usually drawn up by experts for preventative fire protection. Recognized qualifications include state recognition as a test expert for fire protection, VdS recognition and registration with the Chamber of Architects or Engineers. The requirements vary depending on the federal state.

The inspection is carried out by building inspectors and commissioned inspection experts. For special buildings, an independent inspection expert who is not the author himself is mandatory. The four-eye principle is standard in fire protection; deviations lead to rejections in the approval process.

The fire department takes a position via the fire protection department. It checks accessibility, water supply, installation areas and attack options. Your statement is part of the procedure and can lead to the installation of hydrants, turning circles or risers.

In the company, the fire protection officer is responsible for implementation. He is trained according to DGUV Information 205-003, has the appointment certificate and works closely with construction management, building services and safety specialists. In the case of special buildings, his order is usually a requirement.

CIVAC provides the fire protection officer as an officer-as-a-service or licences the workspace for internal officers. Licence the workspace for your internal representatives, or have our representatives order it. SLA for the initial appointment: two working days instead of the classic two to six weeks.

The real work begins with the approval. The concept must be lived in the company, otherwise it becomes a paper lie. The first tool is the fire protection regulations according to DIN 14096 with Part A (notice), Part B (employees) and Part C (people with special tasks). It translates the concept into instructions for action.

Training is required annually. Fire protection assistants complete an initial training course of 4 to 8 hours, with repetitions every 3 to 5 years. Clearance drills should take place at least every 2 years, and more frequently in special buildings. Anyone who misses training risks loss of effectiveness in the event of damage.

The ongoing maintenance of the systems is carried out in accordance with the state's testing regulations. Fire alarm systems annually, sprinkler systems quarterly and annually major, security lighting monthly, fire extinguishers every two years. Each inspection is documented in the maintenance book, ideally digitally.

Inspections by the fire protection officer supplement the mandatory inspections. At least annually, in special buildings quarterly. Defects are recorded with a deadline, person responsible and a catalogue of measures. Significant deviations are reported to management, documented in the reporting line.

Others run compliance like a filing cabinet. We run it like software. In the CIVAC workspace, fire protection regulations, training plans, maintenance, inspections and defect registers are stored in one file for each property. Audit-proof, documented, § 14 MBO-proof.

Experts consistently report the same defects. First: Doors with a fire resistance class are kept open with wedges in everyday life. Secondly: escape routes are blocked. Third: Fire dampers are not checked at the prescribed intervals. Fourth: A fire protection officer is missing or has not been appointed.

Such defects have a double effect during inspections by the building inspectors or in the event of damage. They lead to requirements or a ban on use, and the insurer reduces benefits in accordance with Section 81 VVG. In the event of gross negligence, the claim can be waived entirely, which means millions in the case of major fires.

Under criminal law, Section 319 StGB (construction hazard) comes into consideration if people are injured. In terms of regulatory law, Section 130 OWiG applies to management breaches of supervisory duties. Fines range up to 1 million euros for intentional violations that result in personal injury.

Insurers respond with requirements, increases in deductibles or termination. Damage with proof of defects results in years of disputes. Anyone who ignores defects ends up paying multiple times: for the damage, for lawyers and for higher follow-up premiums.

CIVAC offers 490 ready-to-use audit templates for fire protection, evacuation and system inspection. Defects are recorded with a photo, location, person responsible and deadline; the dashboard shows open items for each property. The auditor calls, the evidence is ready.

Existing buildings bring their own challenges. They were built according to older regulations and often do not meet current requirements. Inheritance protection applies here as long as the use and structure remain unchanged. As soon as a conversion, expansion or change of use takes place, the current law, including current concept obligations, applies.

When office buildings are converted into hotels, warehouses into sales outlets or industrial halls into event locations, fire loads, number of people and protection goals change fundamentally. The concept must be created from scratch; old versions cannot be updated. The building inspectorate carries out strict checks.

Special buildings such as hospitals, nursing homes, daycare centres and schools are subject to their own state regulations. They require special measures, such as horizontal evacuation in hospitals, evacuation seats in nursing homes or fire protection training for educational staff. Concepts are particularly detailed here.

Industrial buildings with stored hazardous substances require integration with hazardous substances and major accident law. Storage classes according to TRGS 510, quantity thresholds of the StörfallV and fire load calculation must be integrated. The Hazardous Substances Officer works closely with the fire protection officer.

In the CIVAC workspace, concepts are managed for each building with inventory status, conversion history and special construction properties. Changes trigger automatic tasks, such as a new statement from the fire department or a new calculation of fire loads. Compliance platform and officer-as-a-service in one hand.

Fire protection rarely stands alone. ArbSchG, ArbStättV and ASR A2.2 apply in occupational safety. The occupational safety specialist checks escape routes, fire protection assistant quota and instructions. For hazardous substances, the Hazardous Substances Ordinance (TRGS 510) is added, which regulates storage and separation according to storage classes.

In environmental law, the AwSV plant ordinance plays a role when substances that are hazardous to water are stored. Fire then leads to extinguishing water contamination, which must be reported according to BImSchG. Collection trays, retention volumes and extinguishing water retention must be described in the concept.

In terms of insurance law, property insurance is linked to the concept. Clauses about system technology, inspections, training and maximum fire loads are common. Without up-to-date documentation, clauses about breach of obligations apply and the service is reduced or eliminated.

On the IT side, concepts, plans, test reports and inspections flow into compliance systems. Confidentiality is relevant because concepts also reveal vulnerabilities. ISO 27001:2022 ISMS with controls A.5.7 and A.8.3 protects the data, EU data residency is mandatory for many insurers.

CIVAC integrates fire protection, occupational safety, hazardous substances and environmental law in one platform. Material, plant and personnel master data are maintained once and supply all roles. Duplication is eliminated, roles see the same status. Others run compliance like a filing cabinet. We run it like software.

A fire protection concept only develops its value when it is used in day-to-day business. Plans in the closet don't help anyone, neither the fire department nor the building inspectorate nor the insurer. The concept, fire protection regulations, maintenance, inspection and training belong in a file that can be checked at any time.

CIVAC, as a compliance platform and officer-as-a-service, is built for exactly this purpose. 25 representative roles run in the same workspace, 490 audit templates cover fire protection, evacuation and system inspection, EU data residency and ISO 27001:2022-compliant processes are standard. The appointment certificate, signed, filed, verifiable.

Licence the workspace for your internal representatives, or have our representatives order it. SLA for the initial appointment: two working days instead of the classic two to six weeks. This means that the fire protection officer is able to act before the construction supervisory authority stamps the concept.

During onboarding, we scan the concept, fire protection regulations, latest test reports and lists of defects. Within the first session you will see which requirements are outstanding, which maintenance is due and which training is urgent. Escalations go through the reporting line to management.

Turn reading into a mandate. Write to info@civac.de or use the contact form on civac.de, and you will have an initial consultation and a concrete timetable for your properties within two working days.