Guide: The Building Safety Act & Development
The Building Safety Act was introduced after the Grenfell Tower tragedy to make sure buildings are designed and built safely, and that everyone involved is clearly responsible for their part in the process. But it is not just about high-rise blocks: it now affects all types of building work, including housing developments, extensions and conversions.
The Act became law in April 2022, but the new rules for Building Control started on 1 October 2023. From that date, every new project must follow the updated approval system and safety checks.
Building Safety Regulator
There is now a national body called the Building Safety Regulator (BSR). It sits within the Health and Safety Executive and oversees how Building Control works across England. Local Authorities and private inspectors will still carry out checks, but they now do so under the BSR’s supervision. For very tall or complex buildings, the BSR itself handles the approvals directly.
The Key Changers for Developers
Under the old system, builders could start work using a Building Notice, or begin soon after plans were conditionally approved. That is no longer the case.
Now, all work must have full Building Control approval before any work begins. Starting early without it is an offence. Once approval is given, the builder or contractor must follow the agreed plans exactly and any significant changes must be checked and approved before continuing.
This means a developer or client will need more detail at the design stage, but it should reduce confusion and rework later on. In our view this is a welcome change as I have seen many people run into problems starting construction without a full package of information that has been approved by the Building Regulations approval body.
The Act sets out clear legal duties for everyone involved in a project. These people are called Dutyholders:
Clients (usually the owner or developer) must make sure they hire qualified and competent people.
Designers (such as architects or engineers) must make sure their designs meet Building Regulations.
Contractors must build safely and correctly, following the approved plans.
Low-Rise vs High-Rise Projects
The key aspect of the Act is that it distinguishes between low-rise and high-rise buildings.
Low-rise buildings are typically under 18 metres or fewer than seven storeys, such as standard housing projects, small apartment blocks, or extensions. These are managed by Local Authority Building Control or private Approved Inspectors, but under the new BSR framework.
High-rise buildings are 18 metres or taller or have seven or more storeys, and include residential towers, hospitals, or care homes. These projects are considered “higher-risk” and are subject to much stricter oversight. The BSR is directly involved in approving plans, monitoring construction, and reviewing safety after completion.
The distinction matters because high-rise projects must pass through a series of gateways before construction can proceed.
The Gateways
The gateway process is a key safety feature for higher-risk buildings. There are three main points when the project is formally checked:
Gateway 1 – Planning Stage: Before construction begins, the design is reviewed to make sure it meets safety and regulatory requirements. This is when fire strategy, materials, and design intent are assessed.
Gateway 2 – Construction Stage: Before topping out (structural completion), the building is checked to ensure it is being constructed in line with approved plans and safety standards.
Gateway 3 – Completion Stage: Before occupation, the building undergoes a final check to confirm all safety measures are in place. Only after this can residents move in.
Low-rise projects do not go through the formal gateway process, but they are still subject to the updated Building Control approvals and dutyholder responsibilities.
The Golden Thread
One of the main ideas behind the Act is the “Golden Thread”. This is a clear, digital record of how a building is designed, built and maintained. It helps make sure that anyone who later owns, manages or works on the building knows exactly what materials were used and how it was constructed.
At PAA Ltd, we have always kept cloud-based archives of every project. This was effectively a virtual version of the old paper job file. Drawings, correspondence, approvals and design changes are all stored securely and accessible to the whole team. In that sense, the “Golden Thread” is nothing new to us; it has been part of the way we work for years.
In Short
The Building Safety Act is about doing things properly from the start.
You must have approval before you start work.
Everyone involved has clear legal responsibilities.
Records and information must be properly kept and shared.
It is more work up front, but it should make the whole process clearer and safer both for builders and for the people who will live in or use the finished building.
