The Building Safety Act 2022 is the UK’s largest reform of building safety in decades. It was introduced after the Grenfell Tower fire exposed failures in design, construction, and building management. The Act creates legal duties for organisations and individuals involved in building work and places residents at the centre of safety decisions.
The Act applies to all regulated building work, not just high‑rise buildings. This includes fire doors, roofing, windows, electrical work, and anything affecting fire safety, structure, or energy performance. There are additional requirements to consider before planning complex work in Higher-Risk Residential Buildings (HRRBs).
HRRBs are buildings over 18 metres or more than seven storeys. They require Gateways, the golden thread, a safety case, and regulator oversight.
The golden thread is a live, digital, structured record of fire and structural safety information maintained throughout a building’s life. It must be accurate, accessible, and continuously updated.
HRRBs must have processes to report safety issues such as damaged fire doors, blocked escape routes, or structural concerns. Serious risks must be reported to the regulator immediately.
Dutyholders include the Client, Principal Designer, Principal Contractor, Accountable Person, and Principal Accountable Person. Each has legally enforceable responsibilities.
They manage safety in common areas such as stairwells, lifts, and fire doors. They ensure systems work, residents are informed, and inspections are documented.
They oversee structural and fire safety, maintain the safety case, and ensure the golden thread is accurate and up to date.
Competence ensures that only qualified individuals carry out regulated building work and fire safety related functions. It is now mandatory under the Building Safety Act.
Cooking appliances cause nearly half of accidental fires, followed by electrical faults and smoking materials. Human behaviour — such as unattended cooking — is a major contributor.
Fire needs heat, fuel, and oxygen. Removing any one of these stops a fire. This principle underpins all fire prevention principles.
A risk is high when both probability and severity are high — for example, flammable items near escape routes or personal electric vehicles stored in hallways.
Passive fire protection includes fire doors, compartmentation, walls, floors, and ceilings that slow fire and smoke spread. Breaches allow rapid fire spread so must be reported.
