Gateway Three: The final safety gate before occupation

The Building Safety Act 2022 has at its heart three statutory “Gateways”.

Together they ensure safety is a continuous thread running through the entire life of a high-rise residential building (HRB) project.

A high rise building with three ticks to show gateway Three

The Building Safety Act 2022 transformed how high-rise residential buildings (HRBs) are designed, constructed and managed.

At its heart are three statutory “Gateways,” each acting as a safeguard.

first at planning
then before construction
finally at completion

Together, they ensure safety and compliance with building regulations is not an afterthought but a continuous thread running through the entire life of a project.

What is Gateway Three?

Gateway Three is the final and most critical checkpoint. It is the decisive stage where the new building safety regime delivers its ultimate test.

Developers must demonstrate that a building complies with all the relevant parts of building regulations and is ready for residents to occupy.

It is a legally binding checkpoint determining whether a residential higher-risk building – defined as residential or mixed-use blocks above 18 metres or seven storeys – can be occupied.

Without Building Safety Regulator (BSR) approval, no resident can legally move in. Moving people in beforehand is a criminal offence.

Gateway Three marks a real step change for the sector. We’re ready to guide and support developers every step of the way.

But success also depends on being proactive – knowing what’s required and managing construction processes carefully to keep things on track.

When the right evidence and assurance are in place, Gateway Three will be a smooth, efficient process that gives everyone confidence a building is genuinely safe, completed to standard, and ready for occupation.

What developers must provide

To secure approval, developers must submit a completion certificate application to BSR, supported by robust evidence.

This must include:

as-built drawings
fire and structural safety documentation
the “golden thread” of information – a digital record showing the building meets all relevant legal requirements
a declaration confirming that the golden thread information has been received by those responsible
evidence of change control – showing that any design changes since Gateway Two were properly assessed and managed

In short, Gateway Three is the moment of truth. The point at which the regulator takes all reasonable steps to independently verify that what has been constructed complies with the law and is safe to occupy’.

Why Gateway Three matters

The rationale is clear and urgent. The Grenfell Tower fire exposed the catastrophic consequences of weak oversight, poor design choices and inadequate enforcement.

Gateway Three was designed precisely to prevent such failures, creating a decisive barrier to ensure no unsafe building slips through the system.

Its purpose is threefold:

to protect residents from buildings that do not comply with all relevant building regulations, including fire or structural safety defects
to hold developers accountable for the quality of their work
to reassure lenders, insurers and local authorities that rigorous safety standards have been met

Far from being bureaucratic “red tape,” Gateway Three turns the promise of safer homes into reality.

Early experience and learning

The Gateway Three regime is still relatively new, and relatively few projects have yet reached this final stage.

As at early September 2025, 16 Gateway Three applications for new-build HRBs had been submitted to BSR.

Nine have already been approved and issued with completion certificates, while seven remain under review. Figures that will grow as more schemes reach completion.

Some applications have moved through quickly, demonstrating what a well-prepared submission can achieve.

Others have required additional information before assessment could progress.

This early experience is helping both developers and BSR to refine the process – ensuring it is consistent, efficient and firmly focused on safety outcomes.

Issues that have slowed applications down

From early cases, a few recurring factors tend to slow applications. Addressing these proactively during construction usually prevents delay at Gateway Three.

Common themes include:

incomplete evidence – gaps in the fire and structural safety documentation needed to demonstrate full compliance
weak change control records – where changes made after Gateway Two were not properly documented or justified
discrepancies between drawings and site reality – as-built information not matching installed systems or materials
system integration issues – where individual safety systems passed tests in isolation but did not perform correctly when operating together

These are not unusual teething problems for a new regulatory system. They simply underline the importance of treating safety evidence as a live, evolving record throughout construction rather than something compiled at the end.

Working with BSR during construction

BSR’s goal is to help dutyholders move through Gateway Three efficiently while maintaining rigour.

Developers who plan for it early, maintain accurate golden thread information, and keep BSR informed as the build progresses are already seeing faster turnaround times.

Practical steps that can make Gateway Three more straightforward include:

maintaining a clear and up-to-date golden thread of fire and structural safety information throughout the project
engaging early and consistently with Registered Building Inspectors (RBIs) and BSR Regulatory Leads to confirm expectations and avoid late surprises
recording all design or product changes in a way that clearly links decisions, approvals and as-built outcomes
carrying out internal verification checks before submission to ensure documentation, calculations and test certificates align
treating Gateway Three as an opportunity to demonstrate quality, not as a compliance hurdle

If you keep the golden thread current, document change control, verify system integration and engage early with RBIs, Gateway Three is typically straightforward.

A cultural shift in building safety

Because occupation cannot legally take place without Gateway Three approval, any unresolved safety-critical issues remain a live risk.

A building may appear finished from the outside. But until every check is passed and certified, it is not ready for residents.

This represents a cultural shift as much as a regulatory one. Completion certificates are no longer a formality. They are a final test of evidence, competence and accountability.

BSR’s approach is firm on outcomes but practical in execution. We continue to work closely with applicants to resolve information gaps and clarify requirements. This ensures that genuine safety risks are addressed without unnecessary delay.

As experience builds, Gateway Three is redefining expectations across the industry.

It demands greater effort, discipline, and transparency. In return, it delivers what matters most: safer homes for residents and renewed public confidence in how they are delivered.