Building Safety Made Simple: Key Terms and Concepts

The Building Safety Act 2022 introduced significant changes to building safety regulations, aiming to enhance safety standards in residential properties across the UK. For property managers, leaseholders, and residents, understanding the Act’s key terms is crucial for ensuring compliance and improving safety.

 

This glossary provides clear, accessible explanations of essential terms to help all stakeholders navigate this complex legislation effectively.  

Key Terms and Definitions:

Accountable Person 

The Accountable Person is the individual or organisation responsible for ensuring the safety of a high-rise residential building. This role typically falls to the building owner or landlord, who must manage fire and structural risks, maintain safety standards, and communicate effectively with residents. The Accountable Person is legally obliged to ensure that the building meets safety regulations and that necessary safety measures are in place and maintained. 

 

Approved Document B (ADB) 

Approved Document B is a part of the UK Building Regulations that provides guidelines on fire safety, including design, construction, and management practices. It outlines requirements for fire detection, fire suppression systems, and safe evacuation routes. Property managers must ensure that their buildings comply with ADB to meet legal safety standards. 

 

Awaab’s Law 

Awaab’s Law is a key provision in the Building Safety Act 2022 that mandates landlords and property managers to ensure that residential properties are free from hazards that could lead to serious harm, including risks associated with damp and mould. The law emphasises the responsibility of property managers to respond promptly to residents’ complaints about such hazards and to take appropriate action to rectify issues.

 

This provision aims to enhance the living conditions for tenants, particularly in the context of high-rise buildings, by ensuring that health and safety standards are upheld. Property managers are required to maintain clear communication with residents regarding the identification and resolution of any safety concerns related to damp and mould, thereby prioritising tenant well-being and safeguarding their health.

Building Safety Act 2022 

The Building Safety Act 2022 is a comprehensive piece of legislation that overhauls building safety regulations across England. It establishes new safety protocols, defines the roles and responsibilities of those involved in building design, construction, and management, and aims to prevent incidents like the Grenfell Tower fire by enhancing safety measures for high-rise residential buildings. 

 

Building Safety Fund 

The Building Safety Fund is a government programme designed to help leaseholders in residential buildings with unsafe cladding. It provides financial assistance to cover the costs of removing and replacing dangerous cladding materials, thereby reducing fire risks. Property managers can guide leaseholders on accessing this fund to ensure necessary safety upgrades are made without financial burden on the residents. 

 

Building Safety Manager 

The Building Safety Manager is a qualified professional appointed to oversee and implement safety measures in high-rise buildings. This role involves working closely with the Accountable Person to manage fire and structural safety risks, conduct regular inspections, and ensure compliance with the Building Safety Act 2022. Residential property managers may either assume this role or coordinate with the Building Safety Manager to maintain high safety standards. 

 

Building Safety Regulator 

The Building Safety Regulator is a new authority established under the Building Safety Act 2022, responsible for overseeing the safety of high-rise residential buildings. Part of the Health and Safety Executive (HSE), the regulator enforces building safety regulations, provides guidance to stakeholders, and ensures compliance with safety standards. Residential property managers will work with the Building Safety Regulator to ensure that their buildings meet the necessary safety requirements. 

 

Cladding 

Cladding refers to the external covering or envelope of a building, which can include panels, tiles, or layers attached to the structure. Some types of cladding, particularly those made of combustible materials, have been found to pose significant fire risks. The Building Safety Act 2022 mandates the replacement of unsafe cladding materials to prevent such hazards. Property managers should be aware of the types of cladding used in their buildings and ensure they meet current safety standards. 

 

Competent Person 

A Competent Person is someone with the necessary skills, knowledge, and experience to carry out specific tasks safely and effectively under the Building Safety Act 2022. This could include carrying out fire risk assessments or installing safety systems. Property managers should ensure that only competent persons are employed for tasks that impact building safety to maintain compliance and safety standards. 

 

Dutyholder 

A Dutyholder is any individual or organisation with legal responsibilities under the Building Safety Act 2022 for ensuring building safety. This includes architects, contractors, owners, and property managers who must ensure that buildings comply with safety regulations. Dutyholders are responsible for managing safety risks and maintaining building safety systems. 

 

EWS1 Form (External Wall Fire Review) 

The EWS1 Form is a document used to assess the safety of external wall systems, including cladding, on residential buildings. It is often required by mortgage lenders to ensure that a building’s exterior complies with safety standards. Property managers should facilitate EWS1 assessments and ensure that their buildings meet the necessary criteria to support leaseholders in their financial transactions. 

 

Fire Compartmentation 

Fire compartmentation refers to the design and construction features of a building that limit the spread of fire and smoke within separate areas or compartments. This includes walls, floors, and doors designed to contain a fire to a specific section of the building. Property managers should ensure that fire compartmentation measures are in place and maintained to protect residents and comply with safety regulations. 

 

Fire Risk Assessment 

A Fire Risk Assessment is a systematic evaluation of a building to identify fire hazards, assess the risk to occupants, and determine the necessary safety measures to mitigate those risks. This assessment is crucial for ensuring that buildings meet fire safety standards. Property managers should conduct regular fire risk assessments and implement any recommended measures to ensure tenant safety. 

 

Golden Thread 

The Golden Thread is a term used to describe the collection and management of accurate and up-to-date information about a building throughout its lifecycle. This information includes design, construction, and maintenance details, ensuring that dutyholders can make informed decisions about building safety. Property managers must maintain a comprehensive and accessible Golden Thread to facilitate compliance and ensure effective safety management. 

 

Higher-Risk Building (HRB)

A Higher-Risk Building (HRB) refers to buildings that meet specific criteria set out under the Building Safety Act 2022 due to their potential for increased fire and structural risks. This typically includes residential buildings that are 18 metres or more in height or have 7 or more storeys, and that contain at least two residential units.

 

These buildings are subject to stricter safety regulations and oversight, including mandatory reporting, safety case reports, and adherence to enhanced fire and structural safety measures. The designation of HRBs ensures that their unique risks are proactively managed to safeguard residents.

 

For property managers, understanding HRB requirements is crucial for compliance. Implementing tools to track and manage these requirements effectively can help ensure the safety of both the building and its occupants.

 

Housing Ombudsman Report

The Housing Ombudsman Report is an official publication issued by the Housing Ombudsman, highlighting systemic issues in the housing sector and providing recommendations for improvement.

 

The report may include case studies, trends, and insights related to complaints, service delivery, and building safety concerns. For property managers, the report serves as a valuable resource to understand tenant grievances and implement proactive measures, such as leveraging technology solutions to improve compliance and engagement.

Leaseholder 

A Leaseholder is an individual who holds a lease to occupy a property for a specific period. Under the Building Safety Act 2022, leaseholders have certain rights and responsibilities, particularly concerning safety and the cost of remedial works on unsafe cladding or other hazards. Property managers should communicate clearly with leaseholders about their obligations and assist them with any safety-related issues. 

 

Personal Emergency Evacuation Plans (PEEPs) 

Personal Emergency Evacuation Plans (PEEPs) are tailored plans designed to ensure the safe evacuation of individuals with specific needs or disabilities during an emergency. These plans consider the unique requirements of each individual, such as mobility challenges, and outline clear steps for their safe evacuation. Property managers should work with residents to develop and maintain up-to-date PEEPs, ensuring that everyone in the building can evacuate safely in an emergency.

Principal Accountable Person (PAP) 

The Principal Accountable Person (PAP) is the primary individual or organisation responsible for ensuring the safety and compliance of a building under the Building Safety Act 2022. The PAP oversees the building’s safety management, coordinates with other accountable persons, and ensures all safety measures are implemented and maintained. They are crucial in maintaining a safe environment for all occupants and ensuring compliance with the Act’s requirements. 

 

Principal Contractor 

The Principal Contractor is the main contractor responsible for coordinating and managing the construction phase of a project. They ensure that all work is carried out safely and in compliance with building regulations. Property managers must ensure that the Principal Contractor adheres to safety protocols and communicates effectively with all stakeholders involved in the project. 

 

Remediation 

Remediation refers to the process of making a building safe by addressing identified hazards or defects. This may involve replacing unsafe cladding, repairing structural issues, or improving fire safety systems. The Building Safety Fund can be utilised to assist with remediation costs. Property managers must ensure that remediation work is carried out promptly and effectively to maintain safety and compliance. 

 

Resident Engagement Strategy (RES)

The Resident Engagement Strategy (RES) is a plan developed by the Accountable Person to communicate effectively with residents about safety matters. It includes mechanisms for gathering feedback from residents, ensuring transparency, and involving them in safety-related decisions and actions. Residential property managers play a key role in developing and implementing these strategies to keep residents informed and engaged in safety matters. 

Safety Case Report 

The Safety Case Report is a comprehensive document that outlines how a high-rise residential building is managed to ensure safety. It includes details of fire and structural risk assessments, safety measures in place, and plans for ongoing risk management. This report is required to be regularly updated and submitted to the Building Safety Regulator. Property managers should coordinate with safety professionals to prepare and maintain this report to ensure compliance and safety. 

 

Safety Certificate 

A Safety Certificate is an official document that confirms a building has met specific safety standards and requirements. It is issued after inspections and assessments have been conducted and is necessary for the legal operation of high-rise residential buildings. Property managers are responsible for obtaining and maintaining up-to-date safety certificates for their buildings. 

 

Safety Management System 

A Safety Management System is a formal framework that helps organisations identify, assess, and manage safety risks. It includes policies, procedures, and practices designed to ensure the safety of a building’s occupants and the compliance of the building with relevant legislation. Residential property managers should implement robust safety management systems to protect tenants and comply with the Building Safety Act 2022. 

 

Section 20 Consultation 

A Section 20 Consultation is a legal process under the Landlord and Tenant Act 1985 that requires landlords to consult with leaseholders before undertaking major works or entering into long-term agreements that will cost leaseholders more than a specified amount. This process ensures that leaseholders are informed and can provide feedback on the proposed works. Property managers must facilitate this consultation process and ensure compliance with the relevant legal requirements. 

 

Temporary Safety Measures 

Temporary Safety Measures are interim actions taken to ensure the safety of a building and its occupants while permanent solutions are being implemented. This may include installing fire alarms, implementing evacuation plans, or conducting regular safety checks. Property managers should assess and implement necessary temporary safety measures to protect residents and comply with safety regulations. 

Summary 

Staying ahead of the curve is essential for residential property managers, leaseholders, and residents to ensure safety and compliance under the Building Safety Act 2022. 

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Get in touch with our team today to learn how our solutions can help you become more compliant and confident in your building safety practices.

 

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