The Building Safety Act and associated secondary legislation has dramatically increased the accountability and liability placed on clients/ developers who are engaging with construction industry partners to achieve delivery of new HRB’s (Higher Risk Buildings). Even the most experienced construction professionals may not have the requisite intimate knowledge of the finer detail of the Building Safety Act and the associated Building Regulations, which now need to be met from the inception of a project to achieve compliance and ensure that project deliverables and objectives are met in a timely and efficient manner.
The new regime dictates that construction clients are now responsible for compiling all building regulations applications (albeit potentially through a third party), ensuring the competence of those they appoint, maintaining an audit trail, and ultimately ‘signing off’ declarations at key project stages to confirm that, to the best of their knowledge, all key defined criteria have been met in full.
BS4’s Building Safety Consultants are able to provide our clients with a valuable tool, giving them the confidence that they have a thorough audit trail in place and can feel comfortable signing the required declarations under the Higher Risk Buildings Procedures regulations.
BS4 ensure that all of the client’s legal responsibilities are discharged, with comprehensive arrangements in place to assign ownership of required items under each of the gateway submissions, reviews of technical documents to ensure they meet the required standards and providing regular updates on the status of the required documents to ensure project timescales are being adhered to.
The BS4 team will provide ‘confidence in compliance’, allowing client’s to make the required declarations upon receipt of assurance from BS4 that all requisite requirements have been satisfied in line with industry best practice and Regulator expectations.
Under the Higher Risk Building regime, the responsibility for submission of the Gateway 2 and 3 applications sit firmly with the client. In our experience to date, clients often seek assistance from the Principal Designer or Principal Contractor to undertake this on their behalf.
The BS4 team have gathered extensive experience in managing delivery of the gateway application process on both new building and works to existing higher risk buildings. BS4’s comprehensive project management tools ensure that responsibilities for information provision are clearly defined, deadlines are agreed at the outset and there are no unknowns or missing elements at the time of making each gateway application.
BS4’s input will ensure that all applications are validated immediately, allowing the multi-disciplinary team review to commence without any unnecessary delay.
The ‘Higher Risk Buildings Procedures and Descriptions Regulations’ was enacted under the umbrella of ‘The Building Safety Act’. Within these regulations there is facility for the Principal Accountable Person (PAP) to categorize areas within higher risk buildings as ‘independent sections’ and therefore deem them to be isolated buildings in their own right. The benefit of doing so is that, areas defined as independent sections do not require applications to the Building Safety Regulator for controllable construction work to take place within them.
Typically, the application of the independent section rule is often applied to commercial and retail spaces within Higher Risk Buildings, usually where they are located at ground floor level and are distinctly separate from the main cores of the high rise element.
BS4’s Building Safety Consultants have successfully justified the application of the independent section rule for numerous pension funds and developers since the Building Safety Act was introduced in 2024.
In fulfilling this service, the BS4 team are able to undertake a desktop review of the existing drawings for the building and associated fire strategy. BS4 will then undertake a follow up physical inspection of the premises and provide a comprehensive report enabling the Principal Accountable Person to make an informed decision on the status of such areas within Higher Risk Buildings.
A Building Safety Case and Report is a crucial document designed to identify, assess, and manage potential fire and structural related risks within a higher-risk building, ensuring the safety of its residents and compliance with legal requirements. Introduced as part of the Building Safety Act 2022, safety cases are mandatory for all higher-risk buildings—those over 18 meters or seven storeys with at least two residential units.
At BS4, we provide expert Building Safety Case services to ensure compliance with the Building Safety Act 2022 and protect residents from potential risks. Our team of specialists works closely with Principal Accountable Person, accountable persons, property managers, and developers to create comprehensive and implement robust safety cases for all higher-risk buildings.
The BS4 team is committed to providing ‘confidence in compliance’ by guiding you through the entire Building Safety Case submission process. We work diligently to ensure that your documentation meets all regulatory requirements before being submitted to the Building Safety Regulator (BSR). Our expertise helps streamline the assessment process, giving you the best possible chance of securing your Building Assessment Certificate efficiently and without delays. With our support, you can be assured that your building’s safety case is comprehensive, compliant, and ready for regulatory approval.
Principal Accountable Persons (PAPs) are legally required to register all Higher Risk Buildings (HRBs) under their responsibilities with the Building Safety Regulator (BSR) to ensure the buildings are included in the national online register. This requirement applies to both existing HRBs as well as new builds. For existing HRBs, registration is mandatory to ensure they are recognized in the national register, contributing to a centralised record that supports safety standards and regulatory oversight. For newly completed buildings, they cannot be legally occupied until they have been fully registered with the BSR. This ensures that any new HRBs meet all necessary safety and regulatory requirements before residents move in. Failure to register a Higher Risk Building can lead to significant legal consequences, including fines or restrictions on the building's occupation. The registration process is essential for ensuring transparency, safety, and compliance with the Building Safety Act, while also allowing the Building Safety Regulator to monitor and assess the ongoing safety of these high-risk structures
BS4 provides a comprehensive service to manage the registration of Higher Risk Buildings (HRBs) on behalf of the Principal Accountable Person (PAP). Our service ensures that all necessary information is accurately collected, reviewed, and submitted to the Building Safety Regulator (BSR) in full compliance with legal requirements.
We handle every aspect of the registration process, from initial consultation and data collection to the preparation and submission of documentation, ensuring timely and accurate registration. Additionally, BS4 offers ongoing compliance support, acting as a liaison with the BSR and assisting with any future updates or regulatory changes. With BS4’s expert guidance, Principal Accountable Persons can be confident that their Higher Risk Buildings are fully registered and compliant with the Building Safety Act and associated legislation.
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