Have a fire protection concept drawn up: costs in 2026, components and fee structure

A fire protection concept is regularly part of the building template in accordance with Section 51 of the Model Building Code (MBO) and the respective state building regulations for special buildings. Special buildings are buildings of a special type or use, such as meeting places, sales outlets with a sales area of ​​2,000 m² or more, accommodation facilities, hospitals, nursing homes, industrial buildings in accordance with DIN 18230 and high-rise buildings with a floor height of 22 m or more. Without a viable fire protection concept, the building permit will be delayed, and the existing building will be subject to conditions or usage bans under building regulations. In addition, there is the criminal liability of the management in the event of fire, which is assessed according to Section 222 StGB (negligent homicide) or Section 229 StGB (negligent bodily harm), if fire protection deficiencies were causal for personal injuries.

This article explains what a fire protection concept contains, how the costs are made up, what role the HOAI logic plays, the level of complexity at which it is worthwhile to hire an expert and how Fire protection officer reliably controls the implementation in the existing building. You will find out which adjustment screws determine the costs, where typical errors lie and how the CIVAC model connects the fire protection officer as a service with workspace, audit templates and reporting line. CIVAC is a compliance platform and officer-as-a-service with EU data residency. Licence the workspace for your internal representatives, or have our representatives order it. Deadline begins as soon as we become aware of it. Anyone who conducts fire protection in a structured manner not only avoids fines, but also receives evidence in the event of damage that will stand up to authorities, insurers and courts.

A fire protection concept is an independent building template document that proves the fulfilment of the protection goals according to Section 14 MBO. Protection goals are to prevent the outbreak of a fire, the spread of fire and smoke, the rescue of people and animals and effective extinguishing work. The concept is typically divided into 14 to 18 sections: general information, fire protection design of the load-bearing components according to DIN 4102 or DIN EN 13501, escape routes with lengths and widths, fire resistance of partition walls and ceilings, fire compartments, fire dampers, smoke exhaust, safety lighting, fire alarm system, sprinkler system, fire water supply, fire brigade access, operating instructions and escape and rescue plan according to DIN ISO 23601.

For industrial buildings, DIN 18230 also applies with the determination of the calculated fire resistance period (rfb) based on the fire load and the heat extraction area. The Model Meeting Place Ordinance (MVStättV) applies to meeting places, the MVKVO applies to sales places, and the MBeVO applies to accommodation places. In existing buildings, an existing concept is often updated, for example in the case of changes of use, conversions or extensions. In the CIVAC workspace, all systems, measures, deadlines and responsibilities from the fire protection concept are stored as structured data objects. This means that the implementation of the concept in the company can be traced over the long term. Others run compliance like a filing cabinet. We run it like software. The appointment certificate, signed, filed, verifiable. In federal states with expert testing, the concept is also checked by a fire protection test expert in accordance with state law, whose test report is part of the construction template and is linked to the workspace so that requirements are automatically converted into tasks. This structurally closes the frequent gap between the planning and operational phases, and the fire protection officer works with the same data as the fire protection planner from the day of commissioning.

Since the HOAI 2021, the fee for the creation of a fire protection concept is no longer subject to a binding fee table; the HOAI has lost its character as a pricing regulation and is only valid as a fee guide. In practice, the fee is often calculated based on the HOAI because it provides a proven structural logic. Three models dominate: Model A is the HOAI based on Table 14.2 in conjunction with the chargeable costs and the fee zone system. Model B is the flat-rate agreement based on a predefined scope of services. Model C is the hourly fee with hourly rates between 110 and 220 euros net depending on the qualifications of the fire protection planner.

The range for a fire protection concept for medium-sized construction projects is typically between 0.5 and 2.5 percent of the eligible construction costs. Example calculation: For a construction project with eligible construction costs of 3.5 million euros, the fee for a moderately complex concept is between around 17,500 euros and 87,500 euros. The range has five drivers: complexity of use, number of floors, special building status according to state building regulations, share of existing buildings and number of interfaces to other specialist planners. A template is stored in the CIVAC workspace that records these five drivers as structured input values ​​and outputs an initial fee range. The final agreement then follows the individual service description. You can find an overview of other templates at CIVAC-FAQ. It is important to clearly define the distinction between concept creation, inspection support, participation in the building permit process and later updating in the offer so that no additional fees arise later for services that were supposedly not commissioned. A comparable service description is the most important prerequisite for a meaningful price comparison between several providers; Only through identical credit points can offers actually be compared, not through flat-rate final sums.

The costs vary considerably depending on the type of building. For a simple office building with 1,500 m² of gross floor space and standard use, the fee is typically in the low five-figure range. For an industrial building with 8,000 m² of production area, high fire load and sprinklers, the fee can be in the mid five-figure range. For a hospital with 250 beds, several construction phases and special requirements for evacuation and oxygen supply, the fee can reach into the six-figure range. For a portfolio with a change of use, such as converting an office building into a nursing home, the effort is often higher than for a comparable new building because inventory analysis, inventory recording and compensation measures are complex.

Existing concepts differ structurally from new building concepts. While the protection goals in new buildings are met through the application of current standards, compensation measures often have to be developed in existing buildings because a complete restoration to the current standards would be uneconomical or structurally impossible. Here the concept relies on protection goal definitions instead of standard fulfilment and works with engineering evidence, such as CFD simulations for smoke extraction or people flow considerations for evacuation. These inventory concepts are methodologically more demanding and correspondingly more expensive. In the CIVAC workspace, inventory concepts with inventory plans, inspection protocols and compensation measures are managed in a versioned manner. The auditor calls, the evidence is ready. Licence the workspace for your internal representatives, or have our representatives order it. Anyone who acquires or repurposes existing buildings should have an inventory inspection with a list of defects carried out before commissioning a concept, because the range of fees and the compensation requirements can be derived much more precisely from this. Experience has shown that the fees for existing concepts are between 20 and 40 percent higher than for comparable new buildings, but significantly higher construction cost savings often arise through targeted compensation instead of blanket renovations.

The building regulations differentiate between fire protection certificates (smaller projects) and fire protection concepts (special buildings). The fire protection certificate is a simplified form in which the normative fulfilment of the building regulations requirements is presented in a general manner. It is sufficient for standard buildings without any particular risks, such as residential buildings in building classes 1 to 3 or smaller office buildings below the high-rise limit. The fire protection concept is the more sophisticated form. It is required for special buildings and contains a complete risk-based analysis with protection objectives, compensation measures, calculations and justifications. Anyone who incorrectly only submits proof of fire protection risks having the building proposal rejected and delays in the building permit process.

The demarcation is made according to the respective state building regulations in conjunction with the special building regulations. In some federal states, the fire protection certificate may only be prepared by people with special qualifications, such as fire protection test experts; in other federal states, architects and engineers with appropriate experience may also work. The authorisation is listed in the respective lists of the chambers of architects and engineers. A template is stored in the CIVAC workspace that answers the question of concept or evidence in a structured manner for each construction project and checks the relevant qualifications for each federal state. Audit proof, documented, MBO proof. You can find an overview of other representative roles at CIVAC Roles. The clear distinction between concept and evidence is a frequent point of contention in the approval process because an incorrect classification can set back the entire building application and thus significantly extend the construction time. Anyone who is in doubt should obtain a written statement from the building supervisory authority in advance or have the question clarified in a preliminary building inquiry in accordance with Section 75 MBO in order to avoid delays in the subsequent approval process. The official coordination is also documented as a versioned process in the workspace.

After the fire protection concept has been drawn up, in most federal states an inspection is carried out by a fire protection testing expert who is publicly appointed and sworn in according to state law. The inspection is carried out according to the four-eye principle and leads to a test report, which, together with the concept, is part of the construction template. The costs for the test are typically 25 to 40 percent of the installation costs. In the case of particularly complex projects or in disputes with the building supervisory authority, the test can cause considerable additional effort, for example if engineering evidence has to be defended against the building supervisory authority using simulations.

In federal states with self-testing procedures, the external test is not required; the person who prepared the concept declares conformity himself. The following also applies here: The preparation must be carried out by a qualified person who is listed in the lists of the chambers of architects or engineers. In the CIVAC workspace, test reports are documented with version status, date, test expert and test scope. Requirements from the test report are created as independent tasks, with a responsible person, deadline and completion status. This ensures that the requirements from the test report do not disappear into the drawer, but are processed systematically. The appointment certificate, signed, filed, verifiable. Audit-proof, documented, § 51-MBO-proof. The interlinking of the test report, construction work and subsequent operator responsibility is a central function of the workspace. This makes it clear which requirement led to which measure and what condition the fire protection systems were in at the time of the respective inspection. A complete chain of conditions is a valuable asset, particularly in the event of a change of ownership or carve-outs, because it creates clarity about possible investment needs and the risk position of the buyer. On request, the workspace exports the chain of requirements together with appointment certificates and inspection protocols as a data room package.

When a special building is put into operation, responsibility passes from the fire protection planner to the operator. The operator's obligations arise from Section 56 MBO, the special building regulations, the workplace regulations (ArbStättV), the technical rules for workplaces (ASR) and the DGUV regulations. The central point is the appointment of a fire protection officer in accordance with Section 7 DGUV Information 205-003 in conjunction with the requirements of the respective special building regulations. The fire protection officer is responsible for the ongoing implementation of the fire protection concept, regular inspections, training of employees, documentation of incidents and reporting to management.

The fire protection concept is stored as a basic document in the CIVAC workspace; all measures defined there are managed as recurring tasks with a deadline and person responsible. For example: monthly visual inspection of the fire doors, semi-annual inspection of the safety lighting, annual inspection of the sprinkler system according to VdS specifications, annual repeat training for fire protection assistants according to ASR A2.2. This creates a consistent thread from the concept through commissioning to permanent support. Licence the workspace for your internal representatives, or have our representatives order it. In many companies, the concept lies unused in a file folder after commissioning, while operational fire protection support is managed using improvised Excel lists, which makes it difficult to defend the proper operating organisation in the event of damage. CIVAC closes exactly this gap between planning documents and everyday operations and makes the concept the living basis of operational fire protection. The workspace documents the handover from construction to operation in a structured manner, including commissioning protocols, instructions for key personnel and the first inspections after commissioning. Audit proof, documented, MBO proof. This ensures that management remains able to provide information at all times and that insurers and supervisory authorities receive consistent documents.

The fire protection officer plays a central role in the operator's responsibility. His obligations are regulated in detail in DGUV Information 205-003 and in the respective special building regulations. This includes regular fire protection inspections with minutes, maintaining the fire protection regulations parts A, B and C according to DIN 14096, organising fire protection assistant training according to ASR A2.2, investigating fires and near misses, advising the management on all fire protection issues and coordinating with the fire department, supervisory authorities and insurers. The deadline expires as soon as we become aware of it.

Fines arise from the respective state building regulations, the special building regulations and the Occupational Safety and Health Act. The range per incident is typically in the four to five-digit range; systematic violations can result in six-figure fines. More serious than the fine is the criminal liability of the management in accordance with Section 222 or Section 229 of the Criminal Code in the event of personal injury. In addition, there is civil liability towards injured parties, insurers and sublandlords. A template is stored in the CIVAC workspace that records the measures checked, the deviations identified, the immediate measures taken and the long-term corrections for each fire protection inspection. This means that the reporting chain is seamless from inspection to management to insurance. The auditor calls, the evidence is ready. Audit-proof, documented, § 51-MBO-proof. Anyone who systematically keeps the inspection logs also makes it easier to negotiate with the property insurer, because premium surcharges regularly arise in the initial discussions due to unclear operating organisation. The appointment certificate, signed, filed, verifiable. A consolidated reporting route to management with quarterly and annual reports is part of the standard scope. Special situations such as events with personal injuries automatically trigger an extended reporting mechanism that also prepares information from authorities and insurers.

Fire protection is a cross-cutting issue. There are interfaces to occupational safety (occupational safety specialist according to § 6 ASiG), to hazardous substances (hazardous substances officer according to GefStoffV), to dangerous goods logistics (hazardous goods officer according to GbV), to insurance (VdS requirements) and to plant safety (accident officer according to 12th BImSchV for operational areas). These cross-cutting issues lead to duplication of work, contradictory training plans and inefficient inspections in many companies. In practice, the respective representatives often work in separate tools, with separate Excel lists and different audit cycles, which fragments the reporting line to management.

CIVAC bundles these roles in the workspace. Fire protection inspections are synchronized with the inspections of the occupational safety specialist, hazardous substance inventories are linked to the fire load calculations and insurance audits are integrated into the action plan. This significantly reduces the number of parallel inspections, training courses and reporting channels. Audit-proof, documented, § 51-MBO-proof. Licence the workspace for your internal representatives, or have our representatives order it. Structured documentation is an additional advantage for insurers because it makes the evidence of the proper operating organisation clear after a claim and reduces discussions about breaches of obligations. This means that the workspace also becomes a tool for avoiding premium surcharges and exclusions from coverage in property and liability insurance. In a typical corporate group, fire protection inspections, FASi inspections and hazardous substance inspections are timed in such a way that consolidated quarterly reporting to the management is possible without representatives inspecting the same area at the same time. Training courses for employees are also planned in a bundle, such as fire protection assistants according to ASR A2.2 and first aid training in the same time frame in order to reduce production interruptions. This significantly reduces the burden on operational business, while training and inspection obligations are fully met and the reporting line to management remains consistent.

If you need a fire protection concept or want to appoint a fire protection officer, the next steps can be planned. First: Clarify the use and special building status according to the state building regulations. Secondly: Get two to three offers for the concept creation, compare not only the price, but also the service description and the references. Third: Clarify the method of testing, i.e. external testing by testing experts or self-testing. Fourth: Plan the handover from concept to operational implementation by appointing the fire protection officer at an early stage and involving him in the conceptual development.

CIVAC is a compliance platform and officer-as-a-service with EU data residency. The external fire protection officer is appointed within 2 working days, with an appointment certificate, a list of tasks according to DGUV Information 205-003 and a reporting line to the management. Included in the service price are 490 audit templates, including templates for the inspection report, fire protection regulations part A/B/C, training plan for fire protection assistants, incident investigation and annual report. Licence the workspace for your internal representatives, or have our representatives order it. Turn reading into an assignment. Write to info@civac.de or use the contact form on civac.de. We will send you a binding offer with a list of services, draft contract and appointment certificate within 2 working days. Anyone who covers hazardous substances, occupational safety or environmental protection in parallel bundles the roles in the same workspace and reduces the number of parallel contractual relationships. The appointment of the fire protection officer can also be combined with an induction phase in which existing concepts are reviewed, inspection statuses are documented and training plans are updated. This means that the external order is not an abrupt break, but rather a structured transition that continues the current obligations without any gaps. Deadline begins as soon as we become aware of it. We will provide an initial inventory within 5 working days of order confirmation.