A Guide To: The Building Safety Act 2022

Think of it as the health & safety handbook’s big sibling, one that’s legally binding, digitally demanding, and obsessed with accountability.



Key changes

• Applies to ALL buildings but has strict rules for Higher-Risk Buildings (HRBs): 18m+, 7+ storeys, and 2+ residential units
• Accountable Persons (APs) and Principal Accountable Persons (PAPs) must be clearly defined
• You must maintain a digital "Golden Thread" of safety information
• Buildings must be registered with the BSR
• Mandatory reporting, safety case files, and resident engagement are now legally required
• Introduction of the Gateway Process for planning and construction
• Stricter fire safety and fire risk assessment requirements
• Clearer expectations around competence and capability, aligned to standards like PAS 8673
• Tightened rules around building regulations, construction products, and feature replacements
• Expansion of building control regulation and oversight of building works and defects
• More defined roles for assurance, procurement, and accountability
• Introduction of fees and enforcement powers by the BSR
• Extension of liability periods and limitation reform for defective buildings

You might not be the named AP OR PAP, but if you're running the show on site, this legislation is your reality.

• Support registration of applicable buildings
• Maintain up-to-date digital records (the golden thread)
• Ensure systems, contractors, and documentation meet new safety expectations.
• Actively engage with residents on building safety issues
• Prepare for audits and inspections from the BSR Understand and apply safety management systems that include regular assessments and updates
• Work with competent professionals, including qualified fire risk assessors, and understand how to procure assessments responsibly
• Recognise when defects or building works impact compliance and manage repairs within the framework of the new regulations
• Stay informed about construction product compliance, procurement processes, and how these connect to future liability

2025 ongoing

• Building Assessment Certificates (BACs): The Building Safety Regulator (BSR) continues calling in Principal Accountable Persons (PAPs) of existing high-rise residential buildings (over 18m or 7 storeys) to apply for BACs.
• Golden Thread of Information: PAPs must continuously manage the digital "golden thread" of safety information for high-rise buildings.
• Developer Remediation: Developers who signed the government's pledge continue working to assess and remediate dangerous cladding in buildings they developed, with an interim target of 80% completion by July 2026.
• Remediation Acceleration Plan: The government's plan continues with increased funding for enforcement actions against non-compliant "bad actors" and supporting local remediation efforts.

March 2025

• Waking Watch Replacement Fund: The deadline for applications to the Waking Watch Replacement Fund was extended to the end of March 2026, with an additional £21.11 million made available.
• Building Control Guidance: New guidance was published to help applicants prepare building control applications for higher-risk buildings, addressing a high rate of invalid submissions.
• Leasehold Dispute Resolution: The government issued new guidance to support the resolution of disputes under the Developer Remediation Contract.

July 2025

• Retrospective Leaseholder Protections: The Court of Appeal ruled that leaseholder protections under the BSA have retrospective effect. This clarified that qualifying leaseholders are protected from historic building safety costs.

Autumn 2025

• Building Safety Levy: Secondary legislation for the Building Safety Levy, charged on new residential buildings, is expected to come into force. It will apply to all new residential builds requiring building control approval, with exemptions for smaller developments and affordable housing.

Late 2025

• Review of Higher-Risk Building Definition: Following recommendations from the Grenfell Tower Inquiry, the government committed to reviewing the definition of a "higher-risk building" to potentially include factors beyond height, such as the vulnerability of residents.
• Approved Document Updates: Revised Approved Documents, the official guidance for building regulations, are expected to be published by the BSR.

March 2026

• Future Homes Standard: Regulations implementing the Future Homes Standard are set to take effect, with the aim of reducing carbon emissions from new residential buildings.
• Electrical Installation Inspections: The BSR intends to complete a cost-benefit analysis on requiring regular electrical installation inspections for relevant buildings.

April 2026

• Personal Emergency Evacuation Plans (PEEPs): New regulations are scheduled for implementation, requiring building owners to create PEEPs for vulnerable residents in specific buildings.

October 2026

• Building Safety Levy: The Building Safety Levy is proposed to officially take effect.
• Second Staircase Requirement: New rules mandating a second staircase in blocks of flats over 18m are scheduled to take effect, subject to transitional provisions.

2027

• Full Remediation Target: By the end of July 2027, developers who signed the government pledge aim to have completed or started remediation works on all their in-scope buildings.

2029

• Final Cladding Deadline: This is the target date for removing unsafe cladding in buildings 18m or over within governmentfunded schemes.

Industry bodies and training

• IWFM – iwfm.org.uk
• BSI – bsigroup.com
• HSE & BSR – Building Safety Regulator News

Yes, the legislation is dense. And yes, it’s another plate to spin. But getting this right will:

• Keep buildings safer
• Protect you legally
• Strengthen your operational credibility

The Building Safety Act 2022 isn’t about adding red tape. It’s about proving what great FMs have always done, keeping people safe, informed, and confident in the buildings they live and work in.