Fire safety regulations for buildings over 18m or seven plus storeys
Article Summary
The Building Safety Act 2022 has created a new regime for high-risk residential buildings, especially those over 18 metres or with seven or more storeys. Owners and investors must comply with strict fire safety regulations, registration requirements, and ongoing assessments. Blue Crystal Residential Property Management helps landlords and freeholders manage compliance with the Building Safety Act for high risk buildings, ensuring they remain safe and legally protected.
Fire Safety Regulations for Buildings Over 18m
The Building Safety Act 2022 has transformed how safety is regulated in taller residential blocks. Any building that is more than 18 metres in height, or has at least seven storeys, is now classed as “high risk”. This places it firmly within the scope of the new Building Safety Regulator, which oversees compliance across design, construction, and the later occupation phase.
New High-Rise Buildings
Fire safety is central to the new framework. Developers must now consider risk management from the earliest design stages. Owners are required to provide key building information to the regulator, and those responsible for the building must maintain an up-to-date record of how safety is being achieved once the property is occupied.
Existing High-Risk Buildings
The Building Safety Act does not only apply to new design and construction. Existing high-risk buildings – those already occupied and over 18 metres in height or with at least seven storeys – must also be registered with the Building Safety Regulator. Owners and managers are required to submit key building information and prepare a safety case report demonstrating how risks are being managed in the current structure.
For many residential units in London, this often means carrying out detailed inspections, reviewing fire protection measures, and ensuring maintenance records are complete and up to date. Practical steps might include upgrading fire doors to meet safety standards, improving fire safety arrangements in flats, and taking proactive measures to ensure communal areas remain safe.
Blue Crystal helps landlords navigate this process, ensuring older buildings meet the same high standards now required of new developments.
The Building Safety Act 2022 Explained
The Building Safety Act 2022, building on the Building Act 1984, was introduced following the Grenfell Tower tragedy to improve the safety of high-rise and high-risk buildings. It strengthens the obligations of landlords, developers, and managers of residential blocks.
Key points include:
- Registration: All high-risk buildings must be registered with the Building Safety Regulator.
- Building Assessment Certificate: Once registered, a formal application must be submitted for a building assessment certificate.
- Safety Case Report: Duty holders must produce a comprehensive safety case report, setting out how fire safety risks are identified, managed, and reduced.
- Supplementary Provisions: Regulations 2023 expanded the Act, clarifying roles and responsibilities for all parties involved in managing residential units.
The Role of the Building Safety Regulator
The new regulator acts as the single authority for overseeing compliance. It reviews safety case reports, decides whether certificates should be issued, and monitors standards during the occupation phase. For owners, this means that safety obligations are not one-off tasks, but an ongoing responsibility throughout the life of the building.
How Blue Crystal Helps Owners, Landlords, and Investors
At Blue Crystal Residential Property Management, we understand that the Building Safety Act places significant new responsibilities on landlords and freeholders. Our role is to simplify this complex regulatory landscape for you. We support property owners by:
- Registration Support: Ensuring your high-risk building is correctly registered with the regulator.
- Documentation Management: Coordinating the collection of key building information and preparation of safety case reports.
- Fire Safety Compliance: Liaising with accredited contractors and fire safety specialists to ensure that your building meets the latest regulations.
- Ongoing Monitoring: Providing continuous oversight during the occupation phase, including record-keeping and risk assessments.
- Communication: Keeping leaseholders and residents informed of their rights, responsibilities, and safety updates.
With our expertise in managing blocks and estate management across London, we give landlords and investors peace of mind that their properties comply with all regulations relating to the Building Safety Act for high risk buildings, while safeguarding both assets and residents.
Client Testimonial: We are so happy to have chosen Pelin & Blue Crystal to represent our building. She’s a consummate property manager, who has always been professional, prompt, caring & friendly in all that she has done. She and her team have kept an eagle eye on all of our building matters, and we as the Directors feel we are in the best hands now that we are under her management. I can wholeheartedly, and without reservation say that Blue Crystal & Pelin are world class, and I recommend them to anyone looking for a top quality property management company.
Why Acting Now Matters
Delays in registration or assessment can prevent buildings from being legally occupied and expose owners to financial and legal penalties. More importantly, a failure to comply with the Building Safety Act for high risk buildings places residents at risk. Early, proactive compliance supported by an experienced property management team ensures both safety and long-term asset value.
Book your 30-minute complimentary property consultation by phone: 020 8994 7327 or email: pm@bluecrystallondon.co.uk.
Written by: Pelin Martin
Blue Crystal Residential Property Management was founded by Pelin Martin, a former estate agent with deep expertise in west and central London. Since starting her property career in 2006, she’s built a reputation for local knowledge, strong negotiation skills, and a warm, professional approach. Today, she leads Blue Crystal with a commitment to high standards, client care, and full compliance with all property management regulations.