A to Z of building safety
We always aim to produce any materials to be as accessible as possible. However, we know that building safety involves a lot of technical terms, names and abbreviations, some of which are defined by law.
This useful A to Z of commonly used terms, as well as other government and industry organisations involved in building safety, will help further explain their meaning and context.
A
Aluminium Composite Material (ACM)
A type of cladding material which is often discussed in fire safety context, notably in the Grenfell Tower fire incident.
Accountable Person (AP) / Accountable Persons (APs)
A person or entity who has a legal duty to manage building safety risks in a higher-risk building (HRB).
All Reasonable Steps
The actions that Accountable Persons (APs) must take to prevent and mitigate building safety risks in a higher-risk building – similar but not identical to “so far as is reasonably practicable.”
Approved Documents
Guidance detailing ways to meet building regulations.
Approved Document B
Building regulation in England covering fire safety matters within and around buildings.
Approved Inspector
Old system name for a private sector building control body. Under the Building Safety Act, they are now called a registered building control approver.
B
Building Engineering Services Association (BESA)
A trade association for companies involved in building services engineering.
Building Safety Act 2022
Landmark legislation that defines new roles and responsibilities for individuals and organisations responsible for the safety of high-rise residential buildings in England.
Building Assessment Certificate (BAC)
A certificate issued by the Building Safety Regulator (BSR) if it is satisfied that the accountable persons are meeting specific legal Building Safety Act 2022 duties relating to the spread of fire and structural failure at that time.
Building Control Authority (BCA)
BSR became the Building Control Authority for all higher-risk buildings (HRBs) in England in October 2023. Developers need to apply to BSR for building control approval for all new building work in-scope of the higher-risk regime. This work can no longer be overseen by local authority or private sector building control.
Building Control
A statutory process of ensuring that building work complies with building regulations’ requirements including by assessing plans for building work and building work on site
Building Information Modelling (BIM)
Digital representation of the physical and functional characteristics of a facility – serving as a shared knowledge resource about a building.
Building Regulations
Technical and procedural requirements which persons undertaking building work must meet.
Building Safety Fund
A government fund designed to cover some of the costs of replacing unsafe cladding on high-rise residential buildings. Building owners, such as freeholders or managing agents, can apply for this funding. A responsible entity can authorise a managing agent to act on their behalf: apply to the Building Safety Fund and manage the BSF application on a day-to-day basis. However, they only act on behalf of the responsible entity who retains the legal right to carry out works to address fire risks associated with cladding.
Building Safety Regulator (BSR)
The Building Safety Regulator (BSR) in England is part of the Health and Safety Executive (HSE). BSR was set up under the Building Safety Act 2022 to:
- regulate higher-risk buildings
- raise safety standards of all buildings
- help professionals in design, construction, and building control, to improve their competence
BSR sets out rules to protect the design and construction of higher-risk buildings. They help give residents confidence in the safety and standards of their building. BSR has a legal responsibility to consult with residents through the residents’ panel.
Building Safety Risks
Risks related to the spread of fire and structural failure that could result in harm to people in or around a building.
C
Certification of Compliance Submission (CCS)
Part of Gateway 3, this submission is required to demonstrate that all work on a higher-risk building has been carried out in accordance with the approved design.
Chartered Association of Building Engineers (CABE)
A professional body for building engineers.
Chartered Institute of Builders (CIOB)
The leading international professional body for those working in and leading the construction industry.
Construction Industry Training Board (CITB)
The industry training board for the construction sector in England, Scotland, and Wales.
Cladding
An external layer of material added to a building to improve its appearance or insulation. Certain types of cladding have been identified as fire hazards and are subject to remediation.
Construction Leadership Council (CLC)
Works in partnership with Government and organisations of all sizes across the industry to ensure the construction sector has the voice, support and resilience needed to grow, improve productivity, attract and retain talent, and successfully transition to Net Zero.
Construction (Design and Management) Regulations 2015 (CDM)
CDM Regulations places legal duties on Clients, Designers, Principal Contractors and workers.
Common Parts
Those parts of higher-risk buildings which are used by the residents of more than one flat (such as the corridors and fire-escape routes) and includes the structure and exterior of the building.
D
Decanting
Temporarily or permanently moving residents, occupants, or services out of a building – usually so that major works, such as refurbishment, remediation or demolition, can be carried out safely and efficiently.
Department for Levelling Up, Housing and Communities (DLUHC)
Now known as the Ministry of Housing, Communities & Local Government (MHCLG).
Developer
A person who undertakes or commissions the construction or conversion of a building (or part of a building).
Dutyholders
The key roles (whether fulfilled by individuals or organisations) that are assigned specific responsibilities at phases of the building lifecycle. They have clear legal duties and responsibilities for managing building safety risks during the design, construction and occupation of a higher-risk building.
E
External Wall System (EWS)
The complete cladding system of a building, including the outer cladding, insulation and cavity barriers.
F
Federation of Master Builders (FMB)
The largest trade association in the UK construction industry representing the interests of small and medium-sized building companies and lobbying for members at both national and local levels.
Fire compartmentation
The subdivision of a building into fire-resisting compartments to prevent or delay the spread of fire.
Fire doors
Specialised doors designed to resist the passage of fire and smoke for a specific period.
Fire Risk Appraisal of External Wall (FRAEW)
Undertaken by fire safety professionals. It uses the PAS 9980 code of practice and means fire safety professionals will be using their expert judgement to assess risk and appropriate mitigations.
Fire and Rescue Authorities (FRA)
In England and Wales, fire and rescue authorities are independent local public bodies under the Fire and Rescue Services Act 2004.
Fire and Rescue Service (FRS)
The Fire and Rescue Service is the operational fire brigade, delivering all the functions associated with that role, and headed up a Chief Fire Officer. FRSs are overseen by Fire and Rescue Authorities (FRAs) and cover the identical geographical area to the FRA.
First Tier Tribunal
In England, the First Tier Tribunal (Property Chamber) is the specialist forum which determines a range of disputes in relation to property and land.
Fire Safety Inspector (FSI)
FSIs are responsible for conducting inspections and enforcing fire codes and safety regulations. Their main objective is to assess fire hazards, identify potential risks and ensure compliance with fire safety measures.
Fire Safety Officer (FSO)
A FSO is in charge of creating and implementing safety protocols to prevent fires, such as enforcing fire safety regulations in buildings and educating people about fire safety practices. They also respond to emergencies, help in rescuing people and firefighting if needed.
G
Gateway Points (1, 2 and 3)
These are the key stages in the lifecycle of a higher-risk building (HRB) where BSR’s regulatory checks are made:
- Gateway One – Planning stage
- Gateway Two – Pre-construction stage
- Gateway Three – Post-construction, pre-occupation stage.
Gateway Two
Occurs prior to building work beginning on an HRB. It provides a ‘hard stop’ where building work cannot begin until BSR is satisfied that the applicant’s design meets the functional requirements of the building regulations and does not contain any unrealistic safety management expectations.
Gateway Three
It is equivalent to the current completion/final certificate phase, where building work on a higher-risk building has finished and BSR assess whether the work has been carried out in accordance with the building regulations. At this point all Golden Thread documents and information must be handed over to the new building owner. Dutyholders are required to submit to BSR a building control application with prescribed documents and information on the the final, as-built building. New HRBs can only be registered with BSR once Gateway Three has been passed.
Golden Thread
Information required through other processes such as the gateways and the safety case to support comprehensive building safety information digitally – and allows stakeholders to understand a building and have the required information to manage building safety throughout the lifecycle of the building.
Grenfell Inquiry Phase 2 Report
Published 4 September 2024. It concluded that “the fire at Grenfell Tower was the culmination of decades of failure by central government and other bodies in positions of responsibility in the construction industry to look carefully into the danger of incorporating combustible materials into the external walls of high-rise residential buildings and to act on the information available to them”.
H
Health and Safety Executive (HSE)
Britain’s national regulator for workplace health and safety. It is dedicated to protecting people and places and helping everyone lead safer and healthier lives. The Building Safety Regulator (BSR) in England is part of HSE.
Higher-Risk Building (HRB)
Buildings at least 18 metres in height or at least seven storeys and containing at least two residential units.
I
Industry Competence Committee (ICC)
The ICC advises the Building Safety Regulator and industry, to help improve competence in the built environment industry.
Institution of Civil Engineers (ICE)
The ICE exists to improve lives by ensuring the world has the engineering capacity and infrastructure systems it needs to enable our planet and our people to thrive.
Institution of Fire Engineers (IFE)
An internationally recognised professional body dedicated to promoting excellence in fire engineering.
J
K
L
Local Authority (LA)
LAs are a public body responsible for providing local services and facilities in a region. It is responsible for many aspects of the local infrastructure and services, including housing, education, transport, waste management and social care. LA’s are accountable to the government, and are responsible for meeting the local housing needs of their communities.
Local Authority Building Control (LABC)
The building control service provided by local authorities. While BSR oversees HRBs, LABC continues to oversee other building work.
M
Mandatory Occurrence Reporting (MOR) System
A system for recording events where a lack of remedy would likely present a risk of a significant number of deaths or serious injuries. PAPs must have a system for reporting verified instances to the regulator.
Material change of use
A change in the purpose for which a building is used, which may trigger building regulations requirements.
Ministry of Housing, Communities & Local Government (MHCLG)
A ministerial department, supported by 15 agencies and public bodies, which is central to the mission-driven government, from fixing the foundations of an affordable home to handing power back to communities and rebuilding local governments. Formerly known as the Department for Levelling Up, Housing and Communities (DLUHC).
Multi-Disciplinary Team (MDT)
Refers to a team put in place by BSR. Typically, it includes a fire safety expert, an expert from the relevant Fire and Rescue Service, and a building control specialist. MDTs of a BSR Regulatory Lead, a fire assessor and a structural assessor assess Building Assessment Certificate (BAC) applications.
N
National Fire Chiefs Council (NFCC)
The professional body for fire and rescue services in the UK, providing leadership and coordination.
National House Building Council (NHBC)
A provider of warranty and insurance for new homes in the UK, which also plays a role in setting building standards for the housebuilding sector.
New Homes Ombudsman
An independent third party to provide alternative dispute resolution service between developers and purchasers of new build homes and to remedy complaints.
Non-ACM
Refers to non-Aluminium Composite Material.
O
Occupation Phase
The period after a higher-risk building is occupied.
P
PASS 9980:2022
Provides guidance on fire risk appraisal and assessment of external wall construction and cladding of existing multi-storey and multi-occupied residential buildings.
Planning Gateway One (PGO)
PGO introduces several new requirements in the planning system. These ensure that fire safety matters as they relate to land use planning are incorporated at the planning stage for schemes involving an HRB.
Principal Accountable Person (PAP)
The person with overall responsibility for ensuring building safety in a higher-risk building. See also Accountable Persons (APs)
Q
Qualifying Lease
A lease that meets specific criteria under the Building Safety Act (BSA), often related to leasehold protections and obligations.
R
Reinforced autoclaved aerated concrete (RAAC)
Reinforced autoclaved aerated concrete
Refurbishment
The process of renovating or improving a building, which can also trigger building regulations.
Registered Building Inspectors (RBIs)
RBIs carry out regulated building control activities, which are:
- assessing plans
- inspections
- giving advice to building control bodies that carry out regulated functions
Registered Building Control Authorities (RBCAs)
All private sector businesses that want to do building control work in England and Wales under the Building Act 1984 (as amended) must be registered with the Building Safety Regulator.
Remediation
The process of correcting safety defects – such as unsafe cladding or fire doors, in higher-risk buildings.
Remediation Enforcement Unit (REU)
The forthcoming Remediation Enforcement Unit is designed to hold owners of ACM-clad buildings to account, enforcing remediation where necessary, and will be essential to meet the government’s priority for remediation of unsafe higher-risk buildings.
Resident
A ‘resident’ of a residential unit is a person who resides there, regardless of tenure.
Residents’ Engagement Strategy (RES)
A document with a formal plan, outlining how the AP will involve residents in decisions related to building safety, including management of building safety risks and any duty of an accountable person.
Resident Management Company (RMC)
A company formed by residents to take over the management of their building, including responsibilities related to building safety.
Retrofit
Adding new technologies or features to an existing building, which may have building safety implications.
Royal Institute of British Architects (RIBA)
A global professional membership body driving excellence in architecture.
Right to Manage Company (RTM)
A company set up by leaseholders to assume responsibility for the management of their building, including building safety obligations. See also Resident Management Company (RMC).
Royal Institution of Chartered Surveyors (RICS)
A professional body for chartered surveyors, many of whom are involved in building safety assessments and management.
S
Safety Case Report (SCR)
A report summarising the measures in place to manage building safety risks and demonstrating that the AP has taken “all reasonable steps” to prevent and mitigate those risks.
Safety Management System
A systematic approach to managing safety, including the necessary organisational structures, accountabilities, policies and procedures.
Service Level Agreement (SLA)
Service Level Agreement (SLA)
Special Measures Manager
A court appointed manager who has been put in place by BSR in circumstances where there has been a single serious or repeated breaches of the statutory obligations by the Accountable Person under the Building Safety Regime. The manager will manage the fire and structural safety of the building in accordance with measures as set out in an order made by the court, taking over the Accountable Person’s functions under Part 4.
Structural integrity
The ability of a building’s structure to withstand applied loads without failure.
T
U
V
Voluntary Occurrence Reporting (VOR)
A system under the Building Safety Act that allows individuals to voluntarily share building safety information with the Building Safety Regulator. BSR is responsible for ensuring a system is established and operated for VOR. This system is designed to promote a positive safety culture and contribute to BSR’s duty to review the safety and standard of all buildings.
W
Waking Watch
System where trained personnel continually patrol a building to detect fires and alert residents, implemented as an interim measure in buildings with fire safety concerns.
X
Y
Z
Updates from the Building Safety Regulator
Keep up to date with the new regulator with our e-bulletin.