Building Assessment Certificates for higher-risk buildings

A Building Assessment Certificate (BAC) is designed to be evidence for residents that their higher-risk building meets the highest safety standards.

A person looking at a tablet device, with a dark blue background.

After a higher-risk residential building (at least 7 storeys or 18 metres high with 2 or more residential units) in England is registered, the Building Safety Regulator will ensure the building’s Principal Accountable Persons (PAPs) and Accountable Persons (APs) are managing relevant risks and are working to keep all residents safe.

The Building Safety Regulator will regularly carry out assessments and, if all standards are met, they will provide a Building Assessment Certificate to those PAPs that have been asked to apply for one.

The certificate aims to highlight the building’s performance and show that the Accountable Persons are correctly managing the residential building. The certificate must be displayed in an area where it can be immediately visible by residents and visitors.

Key purposes of BACs are to:

provide a transparent assessment of a building’s safety status
identify potential safety hazards within a building
ensure the implementation of necessary actions to mitigate identified risks
offer assurance to residents, visitors and the public about a building’s safety

A BAC serves as a “snapshot” of compliance with specific legal duties at the time of assessment. It is not a guarantee of ongoing compliance or safety, as the duties of PAPs must continue after it has been issued.

BSR Conference 2024 – Demystifying the Building Assessment Certificate (BAC)

Buildings prioritised to apply for a BAC

The buildings currently prioritised for a BAC meet at least one of the following criteria:

over 30 metres to 49.99 metres high with more than 217 residential units 
over 50 metres high with more than 11 residential units 
clad with combustible aluminium composite material 
large panel systems built between 1956 and 1973 with a gas supply, and it is unclear if reinforcement work has been carried out

The following is the proposed order for organising remaining buildings for a BAC. Buildings that are: 

30 metres to 49.99 metres high with between 11 to 216 residential units, or 18 metres to 29.99 metres high with more than 378 residential units
18 metres to 29.99 metres high with between 52 to 377 residential units 
18 metres to 29.99 metres high with between 25 to 51 residential units 
at least 18 metres high with between 2 to 24 residential units

How to get a Building Assessment Certificate

Principal Accountable Persons (PAPs) of higher-risk, high-rise residential buildings (at least 7 storeys or 18 metres high with 2 or more residential units) in England must obtain a BAC, when instructed to do so by BSR.

BSR will contact the building’s PAP when it’s time to apply, based on criteria above. The PAP cannot self-nominate for the process.

BSR will contact the PAP using the contact information on file, so it’s crucial to keep this information up to date.

Once directed, the AP has 28 days to submit the application through an online GOV.UK portal.

PAPs are responsible for applying for BACs. However, an authorised person, such as a qualified building surveyor or structural engineer can assess the building’s safety and compliance on their behalf.

The application process requires the PAP to submit several documents, including:

Safety Case Report: This report summarises the measures in place to manage building safety risks and demonstrates that the AP has taken “all reasonable steps” to prevent and mitigate those risks.
Residents’ Engagement Strategy: This document outlines how the AP will involve residents in decisions related to building safety.
Information about the Mandatory Occurrence Reporting System: This provides details about the system in place for reporting building safety incidents.

Building Safety – Safety Cases

Safety case toolkit – Reasonable steps and practical examples

Tips for submitting high-quality BAC applications

BSR’s Tim Galloway speaking at The Property Institute (TPI) Annual Conference 2024. Visit their site to download the session slides and see the full Q&A.

How BSR assesses a BAC application

BSR will then assess these documents to determine if the PAP is meeting their legal duties under Part 4 of the Building Safety Act 2022. This is carried out by a BSR Regulatory Lead, alongside fire and structural assessors.

BSR may request additional information, schedule meetings or conduct site visits, though these are not routine. If satisfied, a BAC will be issued, which the AP must display prominently in the building.

Building Assessment Certification webinar: Application, assessment and ‘all reasonable steps’

Guidance for PAPs:

We have also updated our guidance to include more information on the keys areas for submitting a BAC application.

Operating a mandatory occurrence reporting system: updated with information about what you must send to BSR in relation to this system. 
Preparing a safety case report: now provides more detail about information to include in your safety case report.
Preparing a resident engagement strategy: updated with clearer information about how and when you should consult with residents.

Refusal of a BAC

A refused BAC application doesn’t automatically mean the building is unsafe or that residents must evacuate. It means BSR requires more information or actions to demonstrate compliance with the Building Safety Act.

BSR must refuse a BAC application when it is not satisfied the PAP is not meeting the legal duties of a PAP under Part 4 of the Act.

BSR will send the PAP either a contravention letter or a compliance notice telling them:

the issues they need to fix
the deadline they must fix them by

If a PAP receives a compliance notice they must display it prominently in the building.

PAPs must provide evidence to BSR that they have fixed the issues set out in the letter or notice, by the deadline. BSR will then tell the PAP when to re-apply for a BAC.

If a PAP does not fix the issues by the deadline, BSR can take enforcement action. Enforcement action BSR can take: enforcement policy statement

Renewing BACs

BSR aims to reassess buildings and their corresponding BACs every 5 years. However, this could happen sooner if significant changes are made to the building, incidents occur or building safety risks are identified.

Remember:

BACs are only valid for a specific period – and are a “snapshot” of when the building was assessed
Building owners and managers must ensure that their buildings remain compliant, safe for residents and that BACs are updated as required.

By ensuring that a building has a valid BAC, PAPs are taking an important step towards protecting the safety and well-being of those who live, work and visit the building.

Building Assessment Certificates for higher-risk buildings