What is a third-party fire audit?

An inspection of a building's fire safety by a private auditor the state has licensed or empanelled, who is independent of the owner and of the agency that installs or maintains the systems. The auditor tests the systems against the NBC, BIS codes and the state's rules and issues a certificate on the state's form.

Is a third-party fire audit mandatory?

Only where a state's law says so: for Maharashtra's section 45 buildings every 2 years, for every notified building in Chhattisgarh, for Puducherry's Category A and B buildings, and in Odisha, where rule 9(14)(b) says the January and July audit certificate shall be uploaded (a premises that skips it must apply afresh to renew). Assam, Tamil Nadu and Delhi have passed rules that are not yet working.

Who can do a third-party fire audit?

Only an auditor on the state's licence or empanelment list: a Fire and Life Safety Auditor in Maharashtra, a Grade A to D Third Party Auditor in Chhattisgarh, a licensed agency in Puducherry, a Level-1 to Level-3 Fire Safety Auditor in Delhi from May 2027. Delhi bars an auditor from any building it designed, installed or maintained.

How is a third-party fire auditor chosen?

Usually by the owner from the state's list. Haryana's system allots an agency at random, Chhattisgarh's portal makes the owner's choice final, and Delhi's rules will stop the same auditor from doing the next 2 certifications for a building.

How much does a third-party fire audit cost?

Only Delhi and Tripura publish the auditor's charge. In Delhi, from 2027, it is Rs 10,000 to Rs 50,000 at Level-1, Rs 35,000 to Rs 90,000 at Level-2 and Rs 63,000 to Rs 5 lakh at Level-3, per certification. Tripura's agencies charge Rs 500 or Rs 5 per m² for the first inspection. Elsewhere the fee is agreed with the auditor; as a yardstick, Maharashtra PWD's 2018-19 schedule of rates estimates a complete fire audit of a government building at Rs 6 per m².

Does the fire department check third-party audits?

Yes, on a sample. Haryana's Fire Officers verify 25% of agency certificates and the Joint Director 10% within 30 days, Chhattisgarh's officers verify at least 30% of third-party-audited buildings at random, and Delhi's rules require at least 5% of auditor certificates each quarter to be inspected at random.

How do I become an empanelled fire auditor?

Apply to the state fire service on its form: Form W with Rs 25,000 in Maharashtra, Form U with Rs 10,000 to Rs 30,000 in Delhi, Form-Dha in Chhattisgarh with a grade fee of Rs 5,000 to Rs 25,000, Form A3 with Rs 5,000 in Sikkim. Each sets a fire qualification and years of experience.

Fire audit 32 min read

Third-party fire audit in India: every state's empanelled auditor rules compared

Updated October 2026By Flamekite Editorial DeskFacts checked against official sources on 25 October 2026

Quick answer

A third-party fire audit is an inspection of a building's fire safety by a private auditor the state has licensed or empanelled, in place of or on top of the fire service's own inspection. Maharashtra requires one every 2 years for its tallest and riskiest buildings, Chhattisgarh and Odisha each January and July, Telangana an upload every January or every January and July by height and use, and Puducherry two agencies' certificates for Category A and B buildings.

Most states let the owner choose the auditor. Haryana's system picks one at random, and Chhattisgarh's portal locks the choice. The fire service still re-checks a share of audited buildings: 25% and 10% in Haryana, at least 5% a quarter in Delhi from 20 May 2027.

Haryana auditor: At random; Allotted by the online system, under the policy notified 9 December 2025 (as reported); How auditors are chosen
Delhi re-check of audits: 5%; At least, of auditor certificates each quarter, from 20 May 2027; Re-checks
Delhi Level-3 audit charge: Rs 5,00,000; Ceiling per certification; Level-1 starts at Rs 10,000; Audit fees
Chhattisgarh auditor grades: A to D; Only Grade A may audit high-risk buildings; Auditor licences

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Third-party fire audit in India at a glance

The third-party audit rules across the states and UTs, in 10 facts with their sources. Last verified October 2026.
What	The rule	Source
What it is	An audit by an empanelled organisation or individual "not directly affiliated with the building owners or occupants", as Telangana's G.O.Ms.No.15 of 20 January 2026 defines the auditor	G.O.Ms.No.15
Longest cycle	Every 2 years: Maharashtra's section 45A audit of section 45 buildings by a licensed Fire and Life Safety Auditor	Amendment Act 2023
Shortest cycle	Every 6 months: the January and July certificates of Chhattisgarh and Odisha, and Telangana's uploads for hospitals, malls and tall buildings	TG fire circular 2020
Two auditors at once	Puducherry: Category A and B buildings display audit certificates from any two licensed agencies (G.O.Ms.No.61 of 2025)	Puducherry G.O. 61
Auditor picked at random	Haryana: the online system allots an empanelled agency for the division (policy notified 9 December 2025, as reported)	The Weeknews report
Choice that cannot be undone	Chhattisgarh: once a Third Party Auditor is selected on firenoc.cg.gov.in, the engagement is final	Fire and Emergency Services and SDRF, Chhattisgarh
Only official audit price list	Delhi, from 20 May 2027: Rs 10,000 to Rs 5,00,000 per certification by auditor level	DFS
Fire service re-check	Haryana 25% by a Fire Officer and 10% by the Joint Director within 30 days; Delhi at least 5% a quarter from 2027	The Weeknews report
Passed but not working yet	Assam's Third Party Fire Safety Auditors, Tamil Nadu's audit agencies and Delhi's Fire Safety Auditors had no auditor at work on 25 October 2026	Assam Rules 2025
Last verified	25 October 2026, against the state pages, Telangana G.O.Ms.No.15, the Delhi gazette and the Maharashtra auditor lists	Not stated

Third-party fire audit in every state and UT: who, which buildings, how chosen

Each row gives who certifies, which buildings, how often, how the auditor is chosen and the fire service's re-check, as each state's instrument or its Flamekite page records them on 25 October 2026.
Option	Who certifies	Buildings covered	How often	How the auditor is chosen	Fire service re-check	Source
Maharashtra	Fire and Life Safety Auditor licensed by the Director on Form X (section 45A)	Section 45 buildings: listed uses above 30 m, homes above 70 m, large oil and gas sites, large moderate and high-hazard industry	Every 2 years, on Form V; a licensed agency's Form B each January and July besides	The owner's choice from the MFS approved list; no allotment rule published	Not set in the rules Flamekite read	Amendment Act 2023
Delhi	From 20 May 2027: an empanelled Fire Safety Auditor at level L-1, L-2 or L-3	Rule 27 buildings; L-1 and L-2 below 15 m, L-3 any height	Certificate on Form H, then Form K every year	The owner engages one from the DFS portal list; the same auditor may not do the next 2 certifications	At least 5% of auditor certificates each quarter (rule 35(5))	DFS
Haryana	An empanelled agency; the certificate issues online on its report (as reported)	New and renewal Fire Safety Certificates under the 2022 Act	At issue and at each renewal	Picked at random by the online system for the division	A Fire Officer checks 25% and the Joint Director 10% within 30 days	The Weeknews report
Chandigarh	An agency licensed for 2 years by the MC Commissioner (section 55A)	Certificate holders under the Haryana Act as extended in 2026	Every July (section 19(6))	Not published; no licence list yet	Not published	Gazette of India
Telangana	Third-Party Fire and Life Safety Auditor empanelled under G.O.Ms.No.15 of 20 January 2026	Occupancy NOC holders	Audit upload every January, or January and July for hospitals above 15 m, malls, flats from 45 m and hotels, offices and shops above 30 m (2020 circular); an owner's certificate each January and July (Annexure IV)	Not stated in the G.O.'s 2 pages; Annexures I to V were not published with it	Risk-based random inspections from twice a year (R1) to once in 5 years (R4), under the 2016 circular	G.O.Ms.No.15
Andhra Pradesh	Third-party Fire Audit Agency (Qualified Agency); empanelment applications were due by 15 July 2026	Buildings renewing a fire NOC	At each renewal	Not published	Not published for audits; the next level re-checks at least 10% of NOCs its officers issue or reject	AP audit empanelment
Chhattisgarh	A Third Party Auditor licensed in grades A to D (rule 37A), or the fire service	Every section 14(2) building	Certificate with a detailed audit report, then each January and July	The owner selects on firenoc.cg.gov.in; the choice cannot be switched	At least 30% of audited buildings verified at random (rule 37D(4))	CG Home Dept
Odisha	An auditor empanelled by the Director; rule 9(15)(a) holders for high buildings	Premises under the Second Amendment Rules of 4 November 2025	Forms IV and IV(B) each January and July	Uploaded by the owner or an authorised auditor; no allotment rule	The officer may still inspect; audited premises may renew without one	Odisha Home Dept
Puducherry	Licensed agencies under G.O.Ms.No.61 of 10 September 2025 (6 listed)	Categories A and B	Two agencies' audit certificates on display	Any two licensed agencies, the owner's choice	Department inspects Category A twice a year and B once; 25% of self-certified Category C at random	Puducherry G.O. 61
Tripura	An inspection agency empanelled for 1 year (notice of 23 October 2025)	Fire Safety Certificate holders	Form A at first issue; Form B every year after the first 3 years	The agency inspects within 5 days of the department's notice	Not published; no agency empanelled publicly by 24 October 2026	Tripura Home (F&ES)
Assam	Third Party Fire Safety Auditor, to be empanelled by notification (rule 2(xa))	Fire Safety Certificate holders	To be notified (rule 18A)	Not notified	A missed upload brings a 30-day notice, then cancellation (rule 18C)	Assam Rules 2025
Sikkim	Qualified Third Party Agency licensed on Form A4	Buildings not exempted by rule 28	Form A2 with each certificate; these certificates last 1 year	The owner's choice; no licence list published	The Fire Officer may inspect if in doubt about the agency's inspection (rule 29(3))	Sikkim F&ES Rules 2025
Gujarat	Enrolled Fire Safety Officer, General, Advance or Specialist grade	Certificate holders after the first 3 years	Renewal every 2 years on Form B-13.3; Form B-15 every 6 months	The owner appoints one on the portal 2 months before expiry	The Regional or Chief Fire Officer approves every renewal since 24 June 2024	Gujarat Gazette 2024
Goa	Agency licensed by the DFES Director (notification 1653 of 23 June 2025)	Premises with fire protection installations	Agency certificate each January and July	The owner's choice	Not published	Goa Gazette 2025
Madhya Pradesh	Fire Engineer licensed by UADD	NBC clause 4.10.1 buildings	Form-S audit by 30 June every year (rule 87(5))	The owner's choice	A second missed audit: show-cause notice, then cancellation	MP Town Planning
Uttar Pradesh	Qualified agency licensed on Form A-6 (rule 51)	Buildings not exempted by rule 42	Compliance certificate with the application; maintenance certificate each January and July	The owner's choice	An inspection follows each renewal application (Rule 45)	UP Rules 2024
Manipur	No third-party auditor: the owner declares on Form C, countersigned by the Fire Safety Officer; a qualified agency (section 2(w)) certifies installation only	Buildings under the 2026 Act	Owner's declaration each January and July (section 24(5))	Not applicable	Not set	Government of Manipur
Nagaland	Licensed agency, on Form C2	Buildings under the Act	Each January and July (section 24(5))	The owner's choice	An inspection at least once a year (section 27(A)(6))	Directorate of Fire and Emergency Services, Nagaland
West Bengal	Third Party or Licensed Agencies: 16 of 35 bidders shortlisted (notification 1669)	Not published	Not published	Selected by the department through a tender with a reverse bid on 22 December 2025	Not published	WB F&ES notification 1669
Tamil Nadu	Fire Safety Audit Agency empanelled under section 32 of Act 37 of 2025, which is not in force	Category B buildings	Certificate valid 3 years	Not set	Not set	Government of Tamil Nadu, Gazette Extraordinary No. 263, 6 June 2025
Lakshadweep	Qualified Agency, for the classes the Administration notifies (rule 13)	None notified up to Gazette No. 60 of 16 October 2026	Not set	An agency empanelled in any state or UT counts (rule 14(2))	Not set	Lakshadweep Gazette Extraordinary Vol. LXII No. 42, 3 September 2026
Ladakh	Empanelled third-party auditors, in the draft Building Bye Laws 2025	Hotels over 30 rooms and buildings over 15 m	Fire NOC valid 5 years with an annual return	Not set	Not set	Ladakh H&UDD
Mizoram	Self or third-party certification of renewals, still to be notified (rule 57(5))	Final NOC holders	Not notified	Not notified	Not notified	Mizoram Home Dept
Arunachal Pradesh	A third-party agency the Government may empanel (section 32(2))	Low-risk buildings	Not set	None notified	Not set	Government of Arunachal Pradesh
Punjab	No third-party certificate: section 27 bars delegating the power to issue a Fire Safety Certificate	Not applicable	Not applicable	Not applicable	Not applicable	Punjab Gazette
Bihar	The fire service audits on the Fire NOC and Audit portal; at the owner's instance a Fire Consultant registered with the fire service may audit instead (rule 22(k))	Buildings sent to audit under rule 22, such as occupied buildings without a NOC	On notice	The owner's choice of a registered Fire Consultant, or a fire service officer at the fixed rate	The fire service's own audit	Bihar Rules 2021

How a third-party fire audit runs, from choosing the auditor to the filing

Check whether your state uses third-party auditors for your building
Find your row in the table above: a Maharashtra section 45 building, any Chhattisgarh section 14(2) building and Puducherry Categories A and B do; a Punjab building does not, and in Bihar the fire service audits unless the owner opts for a registered Fire Consultant.
Confirm the auditor's licence, grade and validity
Check the licence number on the state's list, the expiry date and the grade: only a Chhattisgarh Grade A auditor may audit a high-risk building, and only a Delhi L-3 auditor a building of 15 m or more.
Agree the fee before you commit
Chhattisgarh's portal locks the auditor once selected, so agree the rate and terms first. In Delhi, from 2027, the charge must fall inside the level's range in Table-4.
Prepare the building and its records
Run every pump, alarm and detector, clear the exits and keep the maintenance records. Maharashtra's auditor must test all active measures and take time-stamped photographs countersigned by your representative (rule 33).
Be present for the audit
The auditor walks the building, tests systems and records gaps against the NBC, BIS codes and the state's rules, then hands over a report and a certificate on the state's form.
Fix the gaps, then take the certificate
An auditor may not certify what is not there: Chhattisgarh's rule 37A bars a certificate without actual compliance, and Delhi can penalise an auditor up to Rs 10 lakh for a false one.
File it and diary the next cycle
Upload or submit the certificate on the state's form (Form V in Maharashtra, Forms IV and IV(B) in Odisha, Form-S in Madhya Pradesh) and note the next due date: January and July, every 6 months or every 2 years.

Who may be a third-party fire auditor: qualification, licence and term

Each state sets its own bar. These are the minimum qualifications, licence fees and terms that 14 published rules or notices fix for the auditor.

	Title	Minimum qualification	Licence or registration fee	Term
Maharashtra Amendment Rules 2025	Fire and Life Safety Auditor (Form W, licence Form X)	Fire engineering qualification and 20 years, 10 at Station Officer or above; or a degree with a PG fire diploma, or a BE, and 7 years	Rs 25,000 with a Rs 20 court-fee stamp	2 years, renewable
Delhi, Level-1 DFS	Fire Safety Auditor (Form U)	BE or BTech (Fire) with 1 year, or a graduate with the NFSC Sub-Officer course or GIFireE with 1 year	Rs 10,000, and Rs 10 lakh indemnity cover	3 years, from 20 May 2027
Delhi, Level-3 DFS	Fire Safety Auditor (Form U)	5 years as a Level-2 auditor, or a BE (Fire), a BSc with the Divisional Officer course or MIFireE with 10 years	Rs 30,000, and Rs 30 lakh indemnity cover	3 years, from 20 May 2027
Chhattisgarh CG Fire NOC	Third Party Auditor, Grades A to D	NFSC fire engineering qualification or IFE membership, or an engineering degree with 3 years of fire audits	Rs 25,000 (A), Rs 15,000 (B), Rs 10,000 (C), Rs 5,000 (D); solvency Rs 15 lakh down to Rs 2.5 lakh	2 years
Odisha Odisha Home Dept	Empanelled auditor, Class E (audit only)	Engineering degree or diploma with 3 years in fire protection; rule 9(15)(a)(i) or (ii) for high buildings	Rs 25,000	Not confirmed
Puducherry Puducherry G.O. 61	Licensed agency for third-party fire safety audit	Set by a committee of the Fire Secretary, the Divisional Fire Officer and an Inspector of Factories	Rs 25,000, and the same to renew	3 years
Tripura Tripura Home (F&ES)	Empanelled inspection agency	A fire engineering degree, advanced diploma, diploma or Station Officer course, with 1 year's experience	Rs 2,000 to apply, Rs 20,000 licence fee and a Rs 5 lakh security deposit	1 year, renewable
Sikkim Sikkim F&ES Rules 2025	Qualified Third Party Agency (Form A3, licence Form A4)	At least a diploma in fire, and a Sikkim trade licence	Rs 5,000	Not set; non-transferable
Andhra Pradesh AP audit empanelment	Third-party Fire Audit Agency (Qualified Agency)	BE (Fire), the NFSC Divisional Officers' Course, or a physics and chemistry or engineering graduate with department training	Rs 5,000 application, with an interview	Not published
Gujarat Gujarat FSO portal	Fire Safety Officer, General, Advance or Specialist	From a fire degree with no experience (General) to an NFSC advanced diploma or MIFireE with 5 years (Specialist), plus a 4 to 8 week course and exam	Rs 500 course application (Rs 250 for women), then the course fee	3 years of enrolment
Goa Goa Gazette 2025	Licensed agency that installs, audits and certifies	Set in notification 1653	Rs 25,000 in Corporation areas, Rs 15,000 in other municipalities	3 years in clause 2(c) but 1 year in clause 7(a)
Uttar Pradesh UP Rules 2024	Qualified agency (Form A-5, licence Form A-6)	A technical specialisation in fire from a recognised university and domain knowledge	Rs 10,000	Not set; non-transferable
Lakshadweep Lakshadweep Gazette Extraordinary Vol. LXII No. 42, 3 September 2026	Qualified Agency	NFSC Divisional Officers' Course with 3 years at Station Fire Officer or above, or a fire or engineering specialisation with 3 years	Not notified	Not notified
Haryana The Weeknews report	Empanelled agency	A lead member with a B.E. (Fire) or equivalent and 4 years' experience (as reported)	Not published	Not published

Telangana's G.O.Ms.No.15 of 2026 puts its auditors' guidelines in Annexure I, which was not published with the 2-page G.O. Flamekite read, so its qualification, fee and term are not shown. Gujarat's Rs 500 is the would-be officer's training course application, not a fee to owners.

How the third-party fire auditor is chosen: owner's pick, random allotment or locked choice

Who picks the auditor decides how independent the audit is. 8 states have published a method, and they fall into 5 patterns.

Random allotment
Haryana
Under the policy notified on 9 December 2025, the online system picks an empanelled agency for the division at random, so the owner never chooses the auditor. The text was not published; this is how PTI reported it. The Weeknews report
Locked once chosen
Chhattisgarh
The owner selects a Third Party Auditor on firenoc.cg.gov.in. The portal warns: no switchbacks; once selected, the engagement is final. Discuss rates and terms first. Fire and Emergency Services and SDRF, Chhattisgarh
Owner's pick, then rotation
Delhi, from 20 May 2027
The owner engages an auditor from the DFS portal list, but the same auditor may not do the next 2 certifications for that building, so a Form H is followed by 2 Form Ks from someone else. DFS
Owner's pick, two at once
Puducherry
Category A and B buildings display certificates from any two of the licensed agencies; at Category B occupancy the completion report comes from the agency the applicant names. Puducherry G.O. 61
Owner's pick from a list
Maharashtra
No allotment rule is published: the owner engages an auditor licensed by the Director, and the Directorate publishes approved lists; the newest, posted in September 2026 and headed valid to 31.08.2026, has 78 rows, and an earlier one valid to 31.12.2027 has 51. MFS auditor list
Owner appoints on the portal
Gujarat
The owner engages an enrolled Fire Safety Officer only through the GujFireSafety portal, where every enrolled officer is listed; the officer may not be the building's installer or its own Licensed Agency (Regulation 6). Gujarat Fire Safety Compliance Portal
Department's notice
Tripura
The October 2025 terms have an empanelled agency inspect within 5 days of the department's notice and hand in its certificate and checklist within 2 more days. Tripura Home (F&ES)
Department's tender
West Bengal
The department shortlisted 16 of 35 bidding companies as Third Party or Licensed Agencies and held a reverse bid on 22 December 2025; how buildings are matched to them was not published. WB F&ES notification 1669

What a third-party fire audit costs where the fee is official

Only 2 regimes publish what an owner pays the auditor: Delhi, from 2027, and Tripura. Elsewhere the price is agreed with the auditor, and the fire service fee is separate.

As published

Delhi Level-1 auditor, per certificationRs 10,000 to Rs 50,000Form H or each yearly Form K; from 20 May 2027 DFS
Delhi Level-2 auditor, per certificationRs 35,000 to Rs 90,000Set by height, area, occupancy and system complexity DFS
Delhi Level-3 auditor, per certificationRs 63,000 to Rs 5,00,000The owner submits the agreed charge on the DFS portal; it reaches the auditor within 24 hours DFS
Delhi filing fee with Forms H, I and J, or Form KRs 1,000Paid to DFS; DFS pays the auditor Rs 500 per submission DFS
Tripura agency, first inspectionRs 500 or Rs 5 per m², whichever is higherRs 2.50 per m² for private dwellings Tripura Home (F&ES)
Tripura agency, yearly Form B inspectionRs 200 or 20% of the first charge, whichever is higher Tripura Home (F&ES)
Chhattisgarh Third Party AuditorAgreed with the auditorThe portal says to settle it before selecting Fire and Emergency Services and SDRF, Chhattisgarh
Puducherry, two agency certificatesNot publishedThe NOC itself is free Puducherry G.O. 61
Haryana empanelled agencyNot published The Weeknews report
Bihar fire audit by the fire serviceRs 1 to Rs 5 per m²Schedule C, by category; a government fee, not a private auditor's BFS fee PDF

Maharashtra, Odisha, Telangana, Sikkim, Gujarat and Goa publish no rate for the audit itself. A quote from an auditor is a private price, not a government fee. Worked Delhi and Tripura figures are in the examples below.

Third-party fire audit re-checks and counts in numbers

A third-party regime is only as good as the fire service's check on the auditors. These are the published re-check rates and the size of the auditor pools.

25 %
Haryana cases a Fire Officer physically verifies within 30 days of an agency's certificate (as reported) The Weeknews report
10 %
Haryana cases the Joint Director (Technical) verifies at random The News Millnews report
5 %
Minimum share of Delhi auditor certificates inspected at random each quarter, from 20 May 2027 DFS
25 %
Puducherry's self-certified Category C premises the department may inspect at random Puducherry G.O. 61
10 %
Andhra Pradesh NOCs, issued or rejected, that the next level of officers re-checks AP circular 01.09.2025
78
Rows in Maharashtra's newest Fire and Life Safety Auditor list (posted September 2026) MFS auditor list
30 %
Minimum share of third-party-audited buildings Chhattisgarh's officers verify at random (rule 37D(4)) CG Home Dept
16
Companies West Bengal provisionally shortlisted as third-party agencies, of 35 bidders WB F&ES notification 1669
6
Licensed third-party fire safety audit agencies on Puducherry's list Puducherry Fire Service

The independence rule in Delhi's third-party fire audit rules

Delhi's rule 35 is the most complete statement of what makes an auditor independent. Sub-rule (7) is one sentence.

Word for word

(7) No Fire Safety Auditor shall audit any building for which he or his firm has provided design, consultancy, installation or maintenance services.

Rule 35(7), Delhi Fire Service Rules, 2010, as substituted by the Delhi Fire Service (Amendment) Rules, 2025, gazetted 26 May 2026; in force from 20 May 2027 DFS

The Seventh Schedule adds a rotation: an auditor may not take the next 2 consecutive certifications for the same building. Telangana's G.O.Ms.No.15 defines its auditors as "not directly affiliated with the building owners or occupants", and Gujarat bars a Fire Safety Officer from renewing a building he installed or maintains as its Licensed Agency. Maharashtra keeps the two jobs apart by licence: the agency that signs Form B holds a different licence from the section 45A auditor.

Who answers for a third-party fire audit: owner, auditor or fire service

An auditor's certificate moves the inspection off the fire service, but not the owner's duty. Delhi's 2025 rules say so in 3 provisos.

In Delhi, from 20 May 2027, a certificate an auditor issues is deemed issued under the Director's delegated authority and remains subject to verification. Its first proviso keeps the owner or occupier primarily responsible for maintaining the fire measures; the second says the Delhi Fire Service is not liable for loss caused by an auditor's certificate, except for mala fide or gross negligence by its own officers.

The engaged Delhi auditor is also deemed a public servant under section 2(28)(k)(i) of the Bharatiya Nyaya Sanhita, 2023 for the purpose of the rules, which brings a false certificate within the public-servant offences.

Chhattisgarh's rule 37A(2)(b) bars an auditor from issuing a certificate unless the building actually complies with the NBC, BIS codes or the approved building bye-laws, and Chandigarh's section 55A(5) does the same for its licensed agencies. Assam's rule 18C puts the burden on the owner: miss the upload of the auditor's maintenance report and the certificate can be cancelled after a 30-day notice.

Where responsibility sits after a third-party audit
What	The rule	Source
Owner or occupier, Delhi	Primary responsibility for the fire measures stays with them (rule 35(3), first proviso)	DFS
Fire service, Delhi	Not liable for an auditor's certificate, save mala fide or gross negligence of its officers	DFS
Auditor, Chhattisgarh	No certificate without actual compliance (rule 37A(2)(b))	CG Home Dept
Owner, Assam	Upload the self-declaration with the auditor's report, or face a 30-day notice and cancellation (rule 18C)	Assam Rules 2025

What a false third-party fire audit certificate costs the auditor

Most states can suspend or cancel an auditor's licence; Delhi and Tamil Nadu also fix a money penalty.

Offence	Penalty	Law
Non-compliance or falsification by a Delhi Fire Safety Auditor, first default	Rs 2 lakh (L-1), Rs 5 lakh (L-2) or Rs 10 lakh (L-3), paid within 15 days or the auditor is deregistered	Seventh Schedule, Table 2(c), Delhi rules (from 20 May 2027) DFS
A second default by a Delhi Fire Safety Auditor	Liable to blacklisting and deregistration without further notice	Seventh Schedule, paragraph (vii) DFS
A Tamil Nadu audit agency issuing a certificate fraudulently	Fine up to Rs 1 lakh; up to 1 year in jail if a fire it caused leads to grievous hurt or death	Section 32(8), Act 37 of 2025 (not in force) Government of Tamil Nadu, Gazette Extraordinary No. 263, 6 June 2025
A Maharashtra Fire and Life Safety Auditor in breach	Licence suspended or cancelled after notice on Form Y	Rule 37, Amendment Rules 2025 Amendment Rules 2025
A Chhattisgarh Third Party Auditor in breach	Licence suspended or cancelled after a 30-day show-cause notice on Form-P	Rule 37C(3) CG Home Dept
A Sikkim Qualified Third Party Agency in breach	Suspension for up to 3 years or permanent debarment, after notice on Form A5	Rule 38, Sikkim Rules 2025 Sikkim F&ES Rules 2025
A Puducherry agency certifying without real compliance	Licence suspended or cancelled after a show-cause notice	G.O.Ms.No.61, Annexure I Puducherry G.O. 61
A Chandigarh licensed agency certifying without actual compliance	Licence suspended or cancelled by the Commissioner after a hearing	Section 55A(3) and (5) Gazette of India
A Goa licensed agency issuing a false certificate	Licence suspended or cancelled after a show-cause notice	Notification 1653 of 23 June 2025, clause 9 Goa Gazette 2025

These are penalties on the auditor. The owner's own penalties for running a building without a valid certificate are on the fire NOC penalties page.

Third-party fire auditor titles, state by state

The same job carries 11 names. This is what each state calls its independent auditor, and the instrument that creates the title.

Fire and Life Safety Auditor (Maharashtra): Licensed by the Director under section 45A for the 2-yearly audit; certificate on Form V. Amendment Rules 2025
Fire Safety Auditor, L-1 to L-3 (Delhi): A person, association or company empanelled with the DFS Director for 3 years under the Seventh Schedule. DFS
Third Party Auditor, TPA (Chhattisgarh): A person or organisation the Director General licenses for 2 years to audit and certify compliance (rule 2(f) of the English text, 2(gha) in Hindi). CG Home Dept
Third-Party Fire and Life Safety Auditor (Telangana): An empanelled independent organisation or individual under G.O.Ms.No.15 of 20 January 2026; System Integrators install. G.O.Ms.No.15
Third-party Fire Audit Agency (Andhra Pradesh): A Qualified Agency empanelled to audit buildings for fire NOC renewal (letter of 29 June 2026). AP audit empanelment
Third Party Fire Safety Auditor (Assam): An auditor the Director empanels by notification under rule 2(xa) of the 2025 Amendment Rules; none notified. Assam Rules 2025
Qualified Third Party Agency, QTPA (Sikkim): A licensed person or firm with at least a diploma in fire that certifies compliance on Form A2. Sikkim F&ES Rules 2025
Empanelled agency (Tripura): A fire engineer's agency licensed for 1 year to inspect and certify on Forms A and B. Tripura Home (F&ES)
Licensed agency for third-party fire safety audit (Puducherry): A firm licensed for 3 years under G.O.Ms.No.61 to audit and install. Puducherry G.O. 61
Fire Safety Audit Agency (Tamil Nadu): An agency to be empanelled under section 32 of Act 37 of 2025 to certify Category B buildings for 3 years. Government of Tamil Nadu, Gazette Extraordinary No. 263, 6 June 2025
Fire Safety Officer, FSO (Gujarat): A private officer enrolled for 3 years who renews certificates after the first 3 years and files Form B-15 every 6 months. Gujarat Fire Safety Compliance Portal

Third-party fire audit law, dated: from the 2019 Model Bill to Delhi's 2027 start

Thirteen dated steps in 8 years moved audits from fire officers to licensed private auditors, and several are still waiting to start.

2019
The MHA's Revised Model Fire and Emergency Service Bill lets states license qualified agencies and ask for January and July maintenance certificates. DGFS, MHA
4 September 2020
Madhya Pradesh adds the yearly Form-S fire audit, due by 30 June, to its Bhumi Vikas Rules. MP Town Planning
12 June 2025
Maharashtra's Amendment Rules create the Fire and Life Safety Auditor licence on Forms W and X. Amendment Rules 2025
23 June 2025
Goa lets only licensed agencies install, audit and certify fire systems; in force 3 July 2025. Goa Gazette 2025
10 September 2025
Puducherry's G.O.Ms.No.61 asks Category A and B buildings for two licensed agencies' audit certificates. Puducherry G.O. 61
17 October 2025
Assam's Amendment Rules create Third Party Fire Safety Auditors, to start on a date still to be notified. Assam Rules 2025
23 October 2025
Tripura invites fire engineers to apply as empanelled inspection agencies. Tripura Home (F&ES)
4 November 2025
Odisha's Second Amendment Rules require audit certificates every January and July and let audited premises renew without inspection. Odisha Home Dept
24 November 2025
Chhattisgarh's rules 37A and 37B license Third Party Auditors in grades A to D. CG Home Dept
9 December 2025
Haryana notifies Fire Safety Certificate guidelines with randomly allotted empanelled agencies (as reported). The Weeknews report
20 January 2026
Telangana's G.O.Ms.No.15 replaces the 2023 guidelines for third-party auditors and system integrators. G.O.Ms.No.15
29 June 2026
Andhra Pradesh extends applications from Third-party Fire Audit Agencies to 15 July 2026. AP audit empanelment
20 May 2027
Due: Delhi's Fire Safety Auditors, after the 16 October 2026 gazette deferred rules 34 to 38 by 270 days. Delhi Gazette

Third-party fire audit rollout in 2026: who has started and who has not

From news reports, not yet an official source.

By 25 October 2026 third-party audits were running in Chhattisgarh and Puducherry, while Delhi, Assam, Tamil Nadu and Lakshadweep had no auditor at work and several others had no published list.

13 October 2026
TeamLease RegTech reports Chhattisgarh Notice No. 688 of 6 October 2026: auditor registration open all year at the Nava Raipur headquarters, Rs 25,000, 2-year licence. TeamLease RegTechnews report
16 October 2026
Delhi's gazette extends the start of rules 34 to 38 and the Seventh Schedule by 270 days, to 20 May 2027. Delhi Gazette
21 September 2026
Indian Masterminds reports only a limited number of applications from private fire safety auditors in Delhi, none meeting eligibility so far, and architects asking for the postgraduate qualification to be relaxed. Indian Mastermindsnews report
29 June 2026
Andhra Pradesh's Director General extends empanelment applications from Third-party Fire Audit Agencies to 15 July 2026, with a Rs 5,000 fee, interview and training. AP audit empanelment
4 June 2026
Raipur's District Fire Officer tells Patrika that third-party audits have been in place since January 2026. Patrikanews report
15 December 2025
Haryana's Financial Commissioner announces the empanelled-agency guidelines, to be fully in place by 31 March 2026. The News Millnews report

Third-party fire audit mistakes owners make, and the fix

An audit by the wrong auditor, at the wrong grade or on the wrong date does not count. These are 6 traps the published rules set.

If Hiring your maintenance agency to audit the building it services
Delhi's rule 35(7) bars an auditor from any building it designed, installed or maintained, and Gujarat bars the building's own Licensed Agency from acting as its Fire Safety Officer. DFS
If A Grade B or C auditor for a high-risk Chhattisgarh building
Only a Grade A Third Party Auditor may inspect high-risk buildings; check the grade before you select, because the portal will not let you switch. CG Fire NOC
If An ordinary empanelled auditor for an Odisha high-rise
Non-residential buildings over 15 m, homes over 30 m and premises needing 75,000 litres of underground water need an auditor with the rule 9(15)(a)(i) or (ii) qualification. Odisha Home Dept
If Engaging a Delhi Level-1 auditor for a 20 m building
Levels 1 and 2 cover buildings under 15 m only; anything taller needs a Level-3 auditor, once the Seventh Schedule starts on 20 May 2027. DFS
If One agency's certificate for a Puducherry Category B building
G.O.Ms.No.61 asks for certificates from any two licensed agencies for Category B as well as Category A. Puducherry G.O. 61
If Assuming an agency's certificate ends the fire service's interest
Haryana's Fire Officers re-check 25% of agency certificates within 30 days, and Delhi will re-check at least 5% a quarter. The Weeknews report

Does your building need a third-party fire audit? 8 cases

Find the line that matches your building and state.

If A Maharashtra building above 30 m in a listed use, or a residential tower above 70 m
Yes: the section 45A audit by a licensed Fire and Life Safety Auditor every 2 years, besides Form B in January and July. Fire NOC Maharashtra Amendment Act 2023
If Any section 14(2) building in Chhattisgarh
Yes: a Third Party Auditor's certificate with a detailed report, then a certificate each January and July. Fire NOC Chhattisgarh CG Home Dept
If A Puducherry hospital, school above G+2, apartment above 17 m, or a G+2 marriage hall
Yes: Category A or B, so audit certificates from any two licensed agencies. Fire NOC Puducherry Puducherry G.O. 61
If An Odisha building that wants to renew without a fresh inspection
Upload empanelled auditors' certificates on Forms IV and IV(B) every January and July; otherwise apply afresh 3 months before expiry. Fire NOC Odisha Odisha Home Dept
If A Haryana building applying for or renewing a Fire Safety Certificate
Under the December 2025 policy the system allots an empanelled agency to certify it; 25% of cases are re-checked. Fire NOC Haryana The Weeknews report
If A Delhi building whose certificate expires before 20 May 2027
No auditor route yet: renew with DFS on Form I at least 6 months ahead. Fire NOC Delhi Delhi Gazette
If A Sikkim hotel, hospital or other building outside rule 28's 6 exempt classes
Yes: a Qualified Third Party Agency's Form A2 with each yearly certificate. Fire NOC Sikkim Sikkim F&ES Rules 2025
If A Punjab building
No third-party certificate: section 27 does not let the Fire Safety Certificate power pass to agencies. Fire NOC Punjab Punjab Gazette

Third-party fire audit worked examples: 5 buildings in 5 states

Flamekite's reading of each state's rules for 5 example buildings; the buildings are illustrations, the rules and figures are the states'.

Case 1
A 45 m office tower in Delhi, from May 2027
Business use, 12 floors, sprinklered.
What applies Above 15 m, so a Level-3 Fire Safety Auditor: Rs 63,000 to Rs 5,00,000 per certification, plus the Rs 1,000 DFS fee. The same auditor cannot sign the next 2 yearly Form Ks. DFS
Case 2
A 900 m² apartment block in Agartala
Ground plus 3, 13 m, 12 flats.
What applies If an empanelled agency certifies it, Rs 4,500 for the first inspection (900 m² at Rs 5) and Rs 900 a year after on Form B. Tripura Home (F&ES)
Case 3
A 120-bed hospital in Raipur, about 21 m
High risk, above 15 m.
What applies Only a Grade A Third Party Auditor may audit it; agree the fee before selecting on the portal, then file its certificate each January and July. CG Fire NOC
Case 4
A 60-bed hospital in Puducherry town
Institutional, G+3.
What applies Category A: certificates from any two licensed agencies on display, department inspections twice a year and a NOC renewed every year. Puducherry G.O. 61
Case 5
A shopping centre in Gurugram
Renewing its Fire Safety Certificate.
What applies The system allots a random empanelled agency for the division; the certificate issues online, and there is a 1-in-4 chance a Fire Officer verifies it within 30 days. The Weeknews report

Where third-party fire auditor lists and audit filings live

Check an auditor on the state's own list before you engage one. These 8 official pages held the lists, forms or filing services on 25 October 2026.

Maharashtra
MFS fire auditor page
Approved Fire and Life Safety Auditor lists, including the one valid to 31.12.2027, and Form W MFS
mahafireservice.gov.in/fire-auditor.php
Telangana
TGFD Fire Audit module
Upload the fire audit every January, or January and July by building type (login) TGFD Fire Audit
fire.telangana.gov.in/FireAudit/FireAuditLogin.aspx
Chhattisgarh
CG Fire NOC portal
Fire Audit service and the Third Party Auditor selection, final once made Fire and Emergency Services and SDRF, Chhattisgarh
firenoc.cg.gov.in
Chhattisgarh
CG auditor document sheet
Grades A to D with solvency, bank guarantee and fee CG Fire NOC
firenoc.cg.gov.in/Print.aspx?file=financial-rule
Puducherry
Puducherry empanelled agencies
The 6 licensed third-party fire safety audit agencies and their licences Puducherry Fire Service
fire.py.gov.in/empaneled-agency-third-party-fire-safety-audit
Delhi
DFS Form U
Fire Safety Auditor empanelment form, posted 2 July 2026 DFS
dfs.delhi.gov.in/dfs/form-u
Tripura
Tripura empanelment notification
Agency licence terms and the charges agencies may collect Tripura Home (F&ES)
fireservice.tripura.gov.in/sites/default/files/2025-10/Notification%20for%20EOI%20Final%20%281%29.pdf
Bihar
Bihar Fire NOC and Audit portal
Fire audit requests to the fire service, with the fee paid online Bihar Fire Service
firenoc.bihar.gov.in

What the owner files after a third-party fire audit, form by form

The audit ends in a form the owner keeps or files. These are the 9 forms named in the rules, with their timing.

Maharashtra: the auditor's Form V certificate and report, every 2 years, in person, by post, by courier or online (rule 31) Amendment Rules 2025
Delhi, from 20 May 2027: Form H certificate, Form I declaration and Form J inspection report online with Rs 1,000, then Form K every year DFS
Odisha: Forms IV and IV(B), uploaded by the owner or the auditor each January and July Odisha Home Dept
Chhattisgarh: the auditor's certificate with a detailed audit report, then an upkeep certificate each January and July CG Home Dept
Telangana: the fire audit on the Fire Audit module every January, or January and July by building type, and the owner's January and July certificate (Annexure IV) G.O.Ms.No.15
Sikkim: the agency's Form A2 with the Form A9 application, and the owner's Form A6 declaration each January and July Sikkim F&ES Rules 2025
Tripura: the agency's Form A for the first certificate and Form B for each yearly renewal, with the Schedule II checklist Directorate of Fire and Emergency Services, Tripura
Madhya Pradesh: the Form-S audit report by 30 June every financial year MP Town Planning
Gujarat: Form B-15 every 6 months after renewal on Form B-13.3, declared by the owner or occupier and the Fire Safety Officer Gujarat Fire Safety Compliance Portal

Third-party fire audit myths, checked against the rules

You may have read
A third-party audit replaces the fire NOC.
Myth
What the sources say
Even in Delhi, where an auditor will issue the certificate itself, it is deemed issued under the Director's delegated authority, stays subject to verification, and leaves the owner primarily responsible (rule 35). DFS
You may have read
Any fire consultant can sign a third-party audit.
Myth
What the sources say
Only a licensed or empanelled auditor can: in Chhattisgarh, since 24 November 2025, only the fire service or a licensed Third Party Auditor may audit. CG Home Dept
You may have read
Delhi already lets private auditors issue fire certificates.
Myth
What the sources say
The Seventh Schedule that creates them is deferred to 20 May 2027 by the gazette of 16 October 2026. Delhi Gazette
You may have read
The owner always picks the auditor.
Myth
What the sources say
In Haryana the online system allots an empanelled agency at random, as the December 2025 policy was reported. The Weeknews report
You may have read
An auditor empanelled in one state can work anywhere.
Myth
What the sources say
Only Lakshadweep says so: its rule 14(2) deems an agency empanelled in any other state or UT to be empanelled in the islands. Lakshadweep Gazette Extraordinary Vol. LXII No. 42, 3 September 2026

Questions about third-party fire audits

What is a third-party fire audit?: An inspection of a building's fire safety by a private auditor the state has licensed or empanelled, who is independent of the owner and of the agency that installs or maintains the systems. The auditor tests the systems against the NBC, BIS codes and the state's rules and issues a certificate on the state's form.
Is a third-party fire audit mandatory?: Only where a state's law says so: for Maharashtra's section 45 buildings every 2 years, for every notified building in Chhattisgarh, for Puducherry's Category A and B buildings, and in Odisha, where rule 9(14)(b) says the January and July audit certificate shall be uploaded (a premises that skips it must apply afresh to renew). Assam, Tamil Nadu and Delhi have passed rules that are not yet working.
Who can do a third-party fire audit?: Only an auditor on the state's licence or empanelment list: a Fire and Life Safety Auditor in Maharashtra, a Grade A to D Third Party Auditor in Chhattisgarh, a licensed agency in Puducherry, a Level-1 to Level-3 Fire Safety Auditor in Delhi from May 2027. Delhi bars an auditor from any building it designed, installed or maintained.
How is a third-party fire auditor chosen?: Usually by the owner from the state's list. Haryana's system allots an agency at random, Chhattisgarh's portal makes the owner's choice final, and Delhi's rules will stop the same auditor from doing the next 2 certifications for a building.
How much does a third-party fire audit cost?: Only Delhi and Tripura publish the auditor's charge. In Delhi, from 2027, it is Rs 10,000 to Rs 50,000 at Level-1, Rs 35,000 to Rs 90,000 at Level-2 and Rs 63,000 to Rs 5 lakh at Level-3, per certification. Tripura's agencies charge Rs 500 or Rs 5 per m² for the first inspection. Elsewhere the fee is agreed with the auditor; as a yardstick, Maharashtra PWD's 2018-19 schedule of rates estimates a complete fire audit of a government building at Rs 6 per m².
Does the fire department check third-party audits?: Yes, on a sample. Haryana's Fire Officers verify 25% of agency certificates and the Joint Director 10% within 30 days, Chhattisgarh's officers verify at least 30% of third-party-audited buildings at random, and Delhi's rules require at least 5% of auditor certificates each quarter to be inspected at random.
How do I become an empanelled fire auditor?: Apply to the state fire service on its form: Form W with Rs 25,000 in Maharashtra, Form U with Rs 10,000 to Rs 30,000 in Delhi, Form-Dha in Chhattisgarh with a grade fee of Rs 5,000 to Rs 25,000, Form A3 with Rs 5,000 in Sikkim. Each sets a fire qualification and years of experience.

Keep reading

Fire auditWhat a fire audit is and which one your building needs.
Fire audit in OdishaEmpanelled auditors and the January and July certificate.
Fire audit in DelhiLevels L-1 to L-3, Forms H to K and the 20 May 2027 start.
Fire audit report formatThe official audit forms field by field, state by state.
Fire audit checklistWhat an auditor checks, system by system, with the rule behind each item.
Form B fireMaharashtra's January and July maintenance certificate from a licensed agency.
Fire license agencyThe licensed agencies that install, maintain and certify, state by state.
Maharashtra fire license agency listForm M, agency classes and the list valid to 2028.

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