Building Safety recap August, 2025
[edit] What else we missed from July in brief
Litigation, regulation, and market pressures are converging to reshape the UK’s building safety landscape. BDP has filed a claim against Kingspan over alleged misrepresentation of insulation, while the Court of Appeal confirmed the Building Safety Act 2022 applies retrospectively, shielding leaseholders from historic remediation costs. Enforcement is tightening with prosecutions against firms ignoring fire safety, and policy reforms include new Welsh remediation rules for buildings over 11m, updated evacuation guidance for vulnerable residents, and a regulator MoU to strengthen oversight. Industry-wide updates to the EWS1 process aim to stabilise lending and protect leaseholders, yet delays in Higher-Risk Building applications, rising remediation costs such as Taylor Wimpey’s £435m bill, and devastating fires in Dagenham and Iraq highlight the ongoing risks and urgency of reform.
[edit] August in brief
A series of building safety developments underscored the drive for accountability, competence, and clearer regulation. The government appointed six experts to the Fundamental Review of Building Regulations Guidance panel, tasked with overhauling Approved Documents by 2026, while the Court of Appeal confirmed that key leaseholder protections in the Building Safety Act 2022 apply retrospectively, ensuring developers and landlords, not residents, fund historical remediation. Across the UK, progress continues: Scotland reported 600 applications to its Cladding Remediation Programme, Wales issued updated guidance for fire safety remediation of residential buildings over 11m, and England saw L&Q secure a £15m settlement with Bouygues over unsafe cladding. Industry responses included the CIOB’s new Guide to Products Critical to Safe Construction, CITB’s training programme to upskill façade workers, and the GAI/DHF/OPSS fire door ironmongery guide, all aimed at raising competence and compliance. Meanwhile, LABC launched self-assessment tools to prepare local authority teams for upcoming BSR audits, reflecting a wider push to embed best practice and restore confidence in the building safety system.
[edit] July extras in detail ( see also Building Safety recap July, 2025 )
[edit] BDP files claim against Kingspan over marketing of insulation product.
BDP launched legal action against Kingspan in the Technology and Construction Court, alleging that the insulation manufacturer acted dishonestly in marketing its K15 product, which was used on the façade of The Rock development in Bury. The case stems from findings in 2017 that K15 insulation on Block C, a residential building over 18m high, did not comply with Building Regulations, prompting Laing O’Rourke, the contractor, to carry out costly remediation works and pursue a claim of over £1.8m against BDP for alleged breach of contract and negligence. In response, BDP is seeking damages, indemnity, or a contribution from Kingspan, citing the Grenfell Tower Inquiry’s conclusion that the company deliberately misrepresented K15’s suitability for high-rise buildings. BDP also seeks a Building Liability Order under the Building Safety Act against other Kingspan group entities, with expectations of recovering more than £250,000.
[edit] Residential Personal Emergency Evacuation Plans (Residential PEEPs)
New regulations to improve the fire safety of disabled and vulnerable people in high rise and higher risk residential buildings, guidance updated.
[edit] MPs accuse insurer and freeholder of keeping residents ‘in the dark’ over Dagenham fire
Seventeen cross-party MPs, led by Dagenham and Rainham MP Margaret Mullane, have accused the building’s freeholder and insurer—Aviva—of keeping affected residents “in the dark” following a devastating fire at the Spectrum Building in Dagenham, which was destroyed in August 2024. The blaze displaced over 80 people, and although Aviva has agreed to cover three years of rent, residents argue this falls far short of the six years it may take to rebuild their homes and lives. The MPs have written to Aviva and the freeholder demanding greater transparency—specifically, access to technical details, evidence, photographs, and full forensic findings from the fire investigation, which many believe have not been adequately shared. This push also includes calls for legislative changes ensuring that leaseholders can more easily obtain information about incidents affecting their homes.
[edit] Delayed decisions on higher-risk building applications quadrupled in 1Q2025
In 1Q 2025, delayed decisions on higher-risk building (HRB) applications increased by 443% compared to the same period in 2024, rising from 29.9% (35 of 117) delayed decisions in 1Q 2024 to 60.3% (155 of 257) in 1Q 2025. The spike in delays correlates with a 323% increase in caseload over the same timeframe. As a result, the proportion of applications decided within the required timeframe fell dramatically, from 70% to just 33%. The median approval time stretched from 13.7 weeks in 1Q 2024 to 25.1 weeks in 1Q 2025. At the end of March 2025, there were over 1,000 applications still awaiting decision, up 451% on the previous year, with nearly 60% of the caseload comprising applications carried over from earlier quarters—a 1,426% increase. These delays are having ripple effects across the construction sector, delaying project starts and straining resource management. BCIS calls for urgent process reform to address this backlog.
https://bcis.co.uk/news/delayed-decisions-on-higher-risk-building-applications-quadrupled-in-1q2025/
[edit] Memorandum of Understanding between the RSH and HSE (Building Safety Regulator)
The Memorandum of Understanding (MoU) between the Regulator of Social Housing (RSH) and the Health and Safety Executive’s Building Safety Regulator (BSR) sets out a framework for cooperation, early communication, and intelligence sharing to strengthen oversight of building safety in the social housing sector. While not legally binding, it commits both regulators to share information on risks, enforcement actions, and regulatory judgments where higher-risk buildings are involved, and to coordinate responses where providers face issues affecting both housing standards and building safety. For social landlords and housing associations, this means increased scrutiny and the possibility of parallel investigations, as information given to one regulator may trigger action by the other. The MoU, agreed in April 2025, will be reviewed annually to ensure it remains aligned with evolving legislation and practice.
[edit] Taylor Wimpey's profits wiped out by fixing cladding
Taylor Wimpey reported a £92m pre-tax loss in the first half of the year, as higher-than-expected costs for cladding remediation wiped out profits. The housebuilder set aside an additional £222m—taking its total cladding bill to £435m—after uncovering hidden defects during fire safety works, part of a wider industry commitment following the Grenfell tragedy. The costs, alongside slowing sales and falling average house prices (£313,000, down from £317,000), pushed shares lower. First-time buyers remain constrained by affordability pressures and high interest rates, with average mortgage terms now stretching to 31 years. Analysts warned other developers may face similar cost hikes, potentially raising the sector’s total cladding bill (already over £3.5bn). Taylor Wimpey also paid £18m as part of a £100m industry settlement with the CMA to avoid a ruling on alleged competition law breaches, though the firms denied wrongdoing. Despite current challenges, sales could improve if expected Bank of England rate cuts materialise.
https://www.bbc.com/news/articles/c3dpemev493o
[edit] Leaseholders' court victory over fire safety costs
The Court of Appeal has ruled that building owners and developers cannot pass on the costs of fire safety remediation to leaseholders if defects were identified before the Building Safety Act 2022 (BSA) came into force, confirming that key provisions of the law apply retrospectively. The decision, which arose from cases involving Hippersley Point in Abbey Wood and the East Village Estate in Stratford, reinforces that leaseholders are protected from historical safety costs, while responsibility falls on developers and building owners. The ruling marks a significant win for residents, aligning with the BSA’s intent to shield leaseholders and hold those responsible for defective construction accountable. Lawyers noted that retrospective application of legislation is unusual, but in this context was deemed necessary to provide redress for safety failings uncovered after Grenfell.
https://www.bbc.com/news/articles/cpqn82d398qo
[edit] Construction firm fined for ignoring fire safety during works
An Altrincham-based firm, Glovers Court Ltd, has been fined £165,000 plus £10,512 in costs after repeatedly failing to implement basic fire precautions during the redevelopment of a former warehouse in central Preston into 35 apartments. Inspections by Lancashire Fire and Rescue Service (LFRS) and the Health and Safety Executive (HSE) in 2023 found the site had no fire detection system, no alarm, inadequate escape plans, and no phased compartmentation to prevent fire spread. Despite prohibition and improvement notices, the company continued work without compliance. Found guilty in absence at Preston Magistrates’ Court, the firm—now in liquidation—was convicted of multiple breaches under the Health and Safety at Work Act 1974 and the Construction (Design and Management) Regulations 2015. Inspectors condemned the company’s “blatant disregard” for fire safety, warning that construction site fires pose serious risks to workers and the public, while LFRS highlighted the case as a reminder of developers’ legal and moral duty to prioritise safety.
https://press.hse.gov.uk/2025/07/02/construction-firm-fined-for-ignoring-fire-safety-during-works/
[edit] Over 60 killed in Iraq shopping centre fire in Wasit province
On 16 July 2025, a fire broke out at the newly opened Corniche Hypermarket Mall in Kut, eastern Iraq, killing 61 people—most from suffocation—and injuring over 45, with 14 victims still unidentified. The blaze started on the second floor in a cosmetics and perfume section, and residents alleged the building lacked emergency exits and firefighting equipment. The provincial governor confirmed legal action against the building and mall owners, while the Iraqi Prime Minister ordered a formal investigation. Three days of mourning were declared, and preliminary investigation results are expected within 48 hours. The incident follows a pattern of deadly fires in Iraq linked to poor enforcement of building safety standards.
[edit] Developer and Director sentenced over serious fire safety failings in Felixstow
Dragon Wood Homes Ltd and its director, Paul Whyman, were sentenced at Ipswich Crown Court for serious fire safety breaches at Cliff House, a former hotel converted into luxury apartments in Felixstowe. Despite a Fire Enforcement Notice issued by Suffolk Fire and Rescue Service (SFRS) highlighting inadequate fire compartmentation and other risks, the developer failed to address the deficiencies identified from 2018 onwards. Whyman received a 12-month community order with 180 hours of unpaid work, while Dragon Wood Homes Ltd was fined £40,000, with both ordered to pay £15,000 in legal costs each. The Enforcement Notice remains in force, and the building still cannot safely implement a “stay put” strategy. Authorities stressed that the case underscores the legal responsibility of developers to ensure resident safety and the ongoing commitment of SFRS to monitor and protect the public.
[edit] Building safety remediation: are developers dragging their heels?
In Wales, fire safety remediation guidance targets residential buildings 11m and taller, emphasising clear communication with residents and minimising disruption. As of July 2025, 461 buildings were identified with safety issues, but progress is slower on developer-responsible sites, with only 30% underway or completed. The Building Safety Fund provides financial support, and the Building Safety (Wales) Bill introduces statutory duties for owners and managers. Despite these measures, concerns remain over the pace of remediation, especially amongst private developers.
[edit] Joint industry statements on cladding issues update
From 2022 to 2025, industry-wide reforms were introduced to improve the valuation, lending, and remediation processes for high-rise residential buildings affected by cladding and fire safety issues. Led by RICS and endorsed by major lenders and housing bodies, a standardised External Wall Fire Review (EWS1) process was created, requiring a single professional assessment valid for five years to ensure transparency and market confidence. Mortgage lenders committed to offering products for flats impacted by cladding, supported by government schemes such as the Developer Remediation Contracts, the Medium Rise Scheme, and the Building Safety Fund, which protected leaseholders from remediation costs. Updates in 2025 addressed the expiry of early EWS1 forms and cases of invalid signatories, with lenders pledging not to require wholesale reviews and instead accepting alternative evidence such as government scheme inclusion, statutory assessments, or leaseholder certificates. Together, these measures aimed to stabilise the housing market, unlock lending, and ensure consistent, transparent valuations for affected properties.
https://www.designingbuildings.co.uk/wiki/Joint_industry_statements_on_cladding_issues
https://ww3.rics.org/uk/en/journals/built-environment-journal/ews1-fire-safety-forms-future.html
[edit] August in detail
[edit] Membership of Fundamental Review of Building Regulations Guidance. 1 Aug
On 31 July 2025, the government announced the appointment of six members to the Fundamental Review of Building Regulations Guidance panel, established in response to the Grenfell Tower Inquiry’s Phase 2 recommendation to urgently review statutory guidance known as the Approved Documents. The panel will advise the Building Safety Regulator (BSR), which was tasked in December 2024 with leading the review to improve how the guidance is produced, structured, and presented. Chaired by the BSR, the panel includes experts across architecture, digital standards, housebuilding, planning, and fire safety: Dinah Bornat, Dan Rossiter, Danielle Michalska-Morris, Rachel Ferguson, Professor Luke Bisby, and Dr Hywel Davies. They will deliver an interim report in early 2026 and a final report in summer 2026. Minister for Building Safety, Alex Norris, highlighted that clearer, more practical guidance will improve compliance, raise safety and quality in construction, and support delivery of 1.5 million new homes, while ensuring greater confidence in the building safety system.
https://www.designingbuildings.co.uk/wiki/Fundamental_Review_of_Building_Regulations_Guidance
https://www.gov.uk/government/news/membership-of-fundamental-review-of-building-regulations-guidance
[edit] Scotland’s Cladding Remediation Programme update: Q2 2025. 1 Aug
As of 30 June 2025, the Scottish Government Cladding Remediation Programme had completed three Single Building Assessments (SBAs) based on the June 2024 specification, with 12 more underway; all three completed SBAs indicated remedial work was needed, with work started on two but not the third. The programme had received 600 expressions of interest (EoIs) through the Single Open Call, over half from Factors or Property Managers and nearly a third from Local Authorities, covering buildings in 18 of Scotland’s 32 local authority areas, with the largest share from Glasgow City.
[edit] £15m settlement reached in Bouygues cladding dispute. 1 Aug
London & Quadrant Housing (L&Q) has reached a £15m settlement with Bouygues over flammable cladding and poorly fitted insulation on two 10-storey residential towers originally built by Denne Construction (acquired by Bouygues in 2016). The dispute, resolved via a Tomlin order in the High Court, ends any further court action and allows enforcement of the agreed terms, with the payment presumably funding remediation work. The case highlights ongoing accountability under the updated Cladding Remediation Acceleration Plan, which mandates landlords and owners to remediate unsafe cladding on buildings over 11m, with fines or imprisonment for non-compliance on buildings over 18m by 2029. Both L&Q and Bouygues emphasised a collaborative resolution, reflecting broader efforts in the housing sector to strengthen resident safety, enforcement, and trust following the Grenfell tragedy.
[edit] Ironmongery Manufacturers’ guidance Document. 2 Aug
A new best practice guide has been published to support fire door manufacturers in ensuring product safety and regulatory compliance. Developed collaboratively by the Guild of Architectural Ironmongers (GAI), the Door and Hardware Federation (DHF), and the Office for Product Safety and Standards (OPSS), the Ironmongery Manufacturers’ Guidance Document provides detailed recommendations on specifying, selecting, installing, and maintaining fire door hardware. It outlines the essential product information manufacturers must provide—including marking, installation instructions, test evidence, and certification—to ensure safe and effective use, particularly with timber fire-resistant doors. Industry leaders emphasised that the guide helps manufacturers meet legal obligations, improves life safety, and encourages consistent adoption of best practices across the sector.
[edit] CIOB Guide to Products Critical to Safe Construction published. 4 Aug
In response to the Grenfell Tower Inquiry, which exposed serious failings in the UK’s construction product regulatory regime, the government and industry have taken steps to strengthen oversight and safety. Following the Building a Safer Future Report and the Morrell-Day Review on product testing and certification, the government published a Construction Product Reform Green Paper in February 2025, setting out proposals for a system that guarantees safe products, safely used. Against this backdrop, the Chartered Institute of Building (CIOB), working with the CPA, CCPI, IStructE, and RIBA, has developed a new Guide to Products Critical to Safe Construction. The guide equips designers, specifiers, and installers with tools and case studies to support informed product selection and encourage best practice, such as through the Code for Construction Product Information. Industry leaders stressed that the initiative aims to ensure the safety of both buildings and their users, while the Office for Product Safety and Standards (OPSS) welcomed the guide as a vital step in raising standards, improving clarity, and strengthening compliance across the construction sector.
https://www.designingbuildings.co.uk/wiki/Guide_to_Products_Critical_to_Safe_Construction
[edit] CITB launches building safety project to upskill façade workers. 4 Aug
The Construction Industry Training Board (CITB) has launched a £250,000 two-year project to upskill over 100 rainscreen façade system installers and 24 supervisors, aiming to accelerate nationwide remediation works on unsafe cladding. Delivered exclusively by Wigan-based 3B Training Ltd, part of the Morson Group, the initiative responds directly to the Grenfell Tower Public Inquiry and supports government remediation programmes in England, Scotland, and Wales. With the UK Government’s Remediation Acceleration Plan setting strict targets for cladding removal and compliant façade installation, the project will establish new training standards to ensure a competent workforce. Backed by the Ministry of Housing, Communities and Local Government, the scheme reflects a broader cross-government push to strengthen building safety, while also fulfilling a key inquiry recommendation that cladding system installers undergo mandatory standardised training. CITB and 3B Training emphasised the importance of building capacity and competence across the sector to prevent future tragedies.
[edit] LABC self-assessment tools to support teams for BSR audit inspections. 13 Aug
Local Authority Building Control (LABC) introduce new self-assessment tools to help local authority building control teams prepare for upcoming audits by the Building Safety Regulator (BSR), which will inspect all building control bodies over the next four years under the Building Safety Act 2022. The new templates, added to LABC’s existing portfolio of support tools such as the Quality Management System (QMS), technical guidance library, and consultancy reviews, are designed to help authorities review systems and documentation before inspection. With 95% of public service building control teams already using the QMS and many commissioning formal service reviews, the sector is positioning itself to demonstrate accountability and best practice. The BSR audit process, managed through its Building Control Professional Standards Unit, requires building control bodies to submit key documents—including organisational charts, operating models, risk registers, and conflict of interest policies—and will be conducted in three stages: pre-inspection engagement, inspection, and outcomes, with authorities receiving 14 days’ notice.
[edit] Fire safety remediation of residential buildings in Wales: guidance. 21 Aug
The Welsh Government has issued guidance on fire safety remediation for residential buildings in Wales, focusing on structures 11 metres or taller. The guidance outlines expectations for developers, social housing providers, and other responsible parties to prioritise resident safety and minimise disruption during remediation projects. Key aspects include clear communication with residents, consideration of their specific needs, and regular updates on project progress. The guidance also emphasises the importance of developers taking responsibility for rectifying fire safety issues in buildings they've constructed since 1992, with 12 major developers having committed to this through the Developer Contract.Additionally, the Welsh Building Safety Fund supports remediation efforts, ensuring that leaseholders are not financially burdened by these necessary works.
https://www.gov.wales/fire-safety-remediation-residential-buildings-wales-guidance-html
[edit] Court of Appeal confirms key leaseholder protections under Building Safety Act. 29 Aug
The Court of Appeal confirmed that key protections in the Building Safety Act 2022 apply retrospectively, ensuring leaseholders are not burdened with historic building safety costs. In Adriatic Land 5 Ltd v Long Leaseholders at Hippersley Point, the Court ruled that Schedule 8, which stops landlords passing on remediation costs, covers expenses incurred before the Act’s introduction and is compatible with human rights law. In Get Living Plc v Triathlon Homes LLP, the Court held that Remediation Contribution Orders (RCOs) can also be used to recover pre-Act costs, reinforcing that developers, landlords, or their associates—not leaseholders or taxpayers—should bear the primary responsibility for funding essential safety works. Although further appeals may follow, these judgments bring significant legal clarity, strengthening leaseholder protections and confirming that public funds should only act as a last resort.
Quick links
[edit] Legislation and standards
Fire Safety (England) Regulations 2022
Regulatory Reform (Fire Safety) Order 2005
Secondary legislation linked to the Building Safety Act
Building safety in Northern Ireland
[edit] Dutyholders and competencies
BSI Built Environment Competence Standards
Competence standards (PAS 8671, 8672, 8673)
Industry Competence Steering Group
[edit] Regulators
National Regulator of Construction Products
[edit] Fire safety
Independent Grenfell Tower Inquiry
[edit] Other pages
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