The implications of the Building Safety Act are beginning to bite. Going into 2025 is the construction sector ready? Paul Stevens, Managing Director, Acorn Aluminium, discusses.
The Building Safety Act delivers a step-change in the regulatory framework around construction and buildings. The tragic loss of life seen in Grenfell has had a transformative impact on the construction, building products and property sectors, which must now take ownership and move forward with increased accountability and transparency.
This includes not only new but pre-existing buildings which are designated as being Higher Risk at over 18 metres or seven storeys in height, with a distinct focus on structural safety and fire safety.
It introduces the concept of an accountable person, or principal accountable person if there are multiple people who must demonstrate that they have taken all practical measures to mitigate risks within the building in line with the act’s requirements.
This has massive ramifications for pre-existing and new build developments classed as a Higher Risk Building.
What are the requirements under the Building Safety Act today?
The Building Safety Regulator, which will enforce new safety standards is now a year into its task. Developers and property owners must also meet new requirements for transparency, evidencing what has been installed and the test regime which underpins it – the Golden Thread.
This includes detailed documentation on the building’s design and construction, safety case reports, risk assessments and compliance checks.
Projects involving Higher Risk Buildings must now pass through three critical safety checks Gateway One, at the initial stage of planning when all safety information must be submitted for assessment; Gateway Two, which places a requirement on developers to evidence that safety measures are embedded.
Gateway Three introduces a series of final checks to make sure that the building complies with specification and any deviations have also been assessed for compliance.
This is reinforced through the Dutyholder Regime, which introduces a new requirement to establish clear lines of accountability to maintain safety standards throughout the building’s lifecycle.
What are the future requirements of the Building Safety Act likely to be?
At present the Building Safety Act defines a Higher Risk Building(HRB) as at least 18m in height or has at least seven storeys; containing at least two residential units.
Goiung forward the Government has suggested that it may be expanded so create a broader definition of HRBs, including buildings at lower height and with fewer storeys.
What are the regulatory consequences of non-compliance with the Building Safety Act?
The consequences of non-compliance with the Building Safety Act are potentially huge, with exposure to claims, massive fines and even criminal charges, not to mention reputational damage.
The reality is that is in the extreme. Non-compliance is more likely to hit main contractors, building owners and ultimately investors, in the form of delays and operational disruption.
What are the implications of the Building Safety Act for curtain walling and window and door specification
As safety critical elements of the building envelope, curtain walling and windows and doors are key to compliance with the Building Safety Act.
At face value there is a potential for the act to limit innovation and design, as well as to lead to increased costs, as developers become reliant on established systems and providers.
We would argue that there are still significant opportunities to deliver savings as part of the specification process but that the dialogue between architects, main contractors and sub-contractors needs to start sooner to avoid increased complexities down the line.
Positively the Building Safety Act drives a shift away from price to value. Property investors will not want to risk delays to delivery or non-compliance. To avoid both we need to see a shift in the construction supply chain to genuine partnership between main and sub-contractors across all sectors.
Capability and shared expertise
We’ve been building increased capacity and capability in the high rise and medium rise space, working on a wide range of flagship developments throughout the UK.
We’ve also invested in our manufacturing capability with a move to our new state-art-the-art 30,000 sq ft manufacturing capability and major investment in the latest cutting and machining centres and CNC capabilities.
It gives us one of the most advanced dedicated architectural aluminium manufacturing facilities in the UK.
We also have specialism and extensive experience in the supply of curtain walling, windows, louvres and decorative panelling, into a wide range of higher risk building schemes.
New regulatory responsibilities under the Building Safety Act don’t have to hinder delivery. They do have to be met.
Early engagement as part of the design process ahead of Gateway One, is important if architects and main contractors are going to deliver new buildings cost-effectively and without disruption.
We’re committed to working with them to make sure that happens.
For more about Acorn Aluminium please call 0115 928 2166, email [email protected] or visit www.acornaluminium.com