Adveco looks at the changes impacting commercial building projects in response to the Building Safety Act 2022 requirements for the protection of higher risk buildings (HRBs).
In the aftermath of The Grenfell Tower fire in 2017 one of the key recommendations of the Inquiry was the introduction of new legislation to improve the safety of higher risk buildings. The HRB criteria refers to the occupation phase and the Building Safety Act 2022 introduced a number of new requirements for the design, construction, and management of HRBs. In fact, the legislation updates all building regulations to include differing levels of safety for buildings more than 18m tall or 10m deep.
These requirements include:
- A new regulatory framework for building safety: This framework will be overseen by the Building Safety Regulator (BSR), who are responsible for ensuring that buildings are safe and that building regulations are complied with.
- New duties for building owners and managers: Building owners and managers will be required to carry out regular safety checks on their buildings and to take action to address any safety risks.
- New powers for the BSR: The BSR will have new powers to inspect buildings, issue enforcement notices, and prosecute those who fail to comply with the law.
- New requirements for the design and construction of HRBs: Buildings will need to be designed and constructed in a way that reduces the risk of fire and other safety hazards.
- New requirements for the management of HRBs: Building owners and managers will need to have systems in place to manage safety risks and to ensure that residents are kept safe.
Fire regulations in particular have been upgraded, covering the means of escape, fire ratings of walls, limitation of the spread of fire and sprinkler systems. In addition, recommendations were made to give Fire & Rescue services new powers to inspect buildings and to take action to address safety risks. There was also a requirement identified for building professionals to be properly trained and competent to carry out their work.
Under the new regulations, no work on a project can progress until approved by the BSRs who are required to assess submitted building plans. Response times once all project details are submitted to the BSR portal can be as much as 20 weeks, if changes are then made to the original submission the legislation will require a complete resubmittal and reassessment by the BSR. As there are currently some 200 BSRs in England required to assess all new and refurbishment work, build programme timeframes have been extended, in some cases adding as much as a year to 18 months to a project.
As a result, procurement has changed, becoming far more linear, with the design phase agreed upon and locked down early in the process. The traditional evolution of a building design, which could evolve over the programme has changed.
Changes to a design, especially internal works which traditionally could see as much as 15% of the original design be amended before final delivery, are no longer viable. So there is a greater onus on consultants and contractors to work in conjunction with suppliers at the earliest stages of the process to ensure regulations are met and project delays are not incurred.
Higher Risk Buildings and Water Heating
New regulatory oversight enables BSR with the power to inspect buildings, issue enforcement notices, and prosecute those who fail to comply with regulations. This increased scrutiny extends to hot water systems, specifically Part G (Sanitation, hot water safety and water efficiency) which HRBs must adhere to more strictly.
As with all commercial and residential properties water fitting regulations apply to all premises with a mains water supply, including HRBs. They set standards for the design, installation, operation, and maintenance of water fittings, including hot water systems. The regulations emphasise the importance of water safety, which includes measures to prevent Legionella bacteria growth in hot water systems.
Of note are the requirements placed on gas water heating and the installation of flues or appliance ventilation ducts which, if they penetrate compartment walls or floors should exhibit a fire resistance (REI) that is a least half of the compartment wall or floor. Metal wall flue offers a fire rating of 30 minutes. So a compartment wall, and an external wall is classed as a compartment wall, therefore must have a REI of at least 60 minutes. For all buildings over 30m tall, and for some situations in buildings over 18m tall or under 10m deep flue through compartment walls will not be allowed under the new legislation.
As we have discussed for new HRBs or significant alterations to existing ones, building control approval is required. This process involves detailed scrutiny of the proposed hot water system design, ensuring it complies with regulations and safety standards. Those involved in the design, installation, and maintenance of hot water systems must be competent and qualified to ensure work carried out on HRBs is of the highest standard.
Building owners and managers of HRBs are required to conduct thorough risk assessments, including those related to hot water systems. This ensures that potential hazards, such as scalding risks, are identified and mitigated through the installation of safety devices, such as thermostatic mixing valves (TMVs) to control water temperature, mandatory in HRBs to prevent scalding. Regular maintenance and inspections of hot water systems are also crucial to ensure their safety and efficiency. HRB regulations emphasize the importance of these checks.
HRB legislation in England has significantly raised the bar for the construction and maintenance of higher risk buildings. By prioritising safety, compliance, and regular checks, the aim is to prevent accidents and ensure the well-being of building occupants.
It has never been more important to consult with qualified professionals and adhere to the latest building regulations and guidance when working on hot water systems in the UK, so talk to Adveco as early as possible with regard to your commercial project’s needs.
