Building Safety recap November, 2025
[edit] In brief
[edit] October gaps in brief
In October 2025, key developments in UK building safety included piloted changes to accelerate Gateway 2 approvals and new Gateway 3 guidance from the Building Safety Regulator, alongside 152 new build and 253 remediation applications being processed with support from the Innovation Unit and batching pilots. The Edge Debate 187 highlighted the need for a National Built Environment Research Organisation to strengthen research and evidence-based guidance, while a Construction Leadership Council webinar offered practical advice to improve Gateway 2 submissions and speed up approvals.
[edit] November in brief
Internationally the end of November saw one of the most horrific and catastrophic multi-tower fires of our times. The Wang Fuk Court fire of 2025 tore through eight scaffold-wrapped residential blocks under renovation, taking an enduring two days to extinguish. With death continuously rising during the short period after the fire with 160 people confirmed dead by 10 December, and dozens still missing. 13 individuals linked to the renovation works had also been arrested.
In the UK, November, alongside the numerous impacts of the Autumn Budget, the building safety and construction sectors saw other regulatory & operational developments. BSR reported record Gateway 2 determinations, approving 11,138 residential units out of 16,313 submitted, while 36,023 units remain live. The new Innovation Unit reduced median rejection times from 32 to 11 weeks, though many “approval with requirements” cases remain pending. High-risk building projects affected by the collapse of RBCA firms Assent, LB, and Oculus reverted to the BSR, while non-higher-risk projects reverted to local authorities unless a new RBCA was appointed within seven days. In parallel, the government laid the draft 2026 regulations establishing the BSR as an independent body, transferring responsibilities from the HSE and strengthening governance, accountability, and operational focus, aligned with recommendations from the Grenfell Tower Inquiry Phase 2.
Alongside regulatory developments, industry guidance, funding, and memorial initiatives progressed. The BESA Guidance Framework standardised assessment of principal contractor competence under PAS 8672, providing clear evidence requirements and reducing repetitive pre-qualification burdens. CIOB published a Technical Information Sheet on Pre-Construction Services Agreements, offering practical insights for legal and project management considerations. Funding initiatives included the Cladding Safety Scheme for social housing remediation. Scholarship projects continue to honour Grenfell Tower victims, Freehaus selected to lead the community-engaged memorial design. Meanwhile, the UK aligned construction product regulations with the EU’s new CPR 2024/3110, maintaining the UKCA markbut recognising the EU mark.. Other sector developments included fire door standard transitions, building control consultations, and industry events such as London Build Expo and the Keating Chambers BSA symposium, reflecting ongoing efforts to enhance safety, competence, and regulatory clarity.
[edit] In detail
[edit] Missed in October
[edit] Piloted operational changes accelerate Gateway 2 sign-offs. 22 October
The October 2025 Building Safety Regulator (BSR) ebulletin from HSE highlights key progress and updates within the UK’s building safety regime: it reports on piloted operational changes to accelerate Gateway 2 approvals, showing a significant increase in decisions made and improvements in processing times for building control applications; it also emphasises the publication of new Gateway 3 guidance, focusing on ensuring high-rise residential buildings are safe to occupy by thoroughly scrutinising as-built evidence; the bulletin consolidates useful building safety guidance links covering the full lifecycle of high-risk buildings and invites industry feedback on a consultation about competence management standards for the built environment workforce.
https://content.govdelivery.com/accounts/UKHSE/bulletins/3f77d9f
[edit] Building Safety Regulator building control approval application data October 2025. 16 October
The October 2025 Building Control Approval Application Data report from the Building Safety Regulator shows 152 new build applications (33,670 units) and 253 remediation applications (22,304 units) for higher‑risk buildings in England, with efforts underway to reduce backlogs and improve processing times. Initiatives such as the Innovation Unit and batching pilots aim to accelerate Gateway 2 and remediation approvals, addressing technical and capacity challenges within the building safety regime.
[edit] Edge Debate 187: Why the UK needs a National Built Environment Research Organisation
The Edge Debate 187 (7 October 2025) examined the case for establishing a National Built Environment Research Organisation (NBERO) to coordinate and strengthen research across the UK’s construction and property sectors, which account for over 20% of GDP yet receive only 0.8% of public university research funding. Speakers including Dame Judith Hackitt, academics, and industry leaders argued that an independent Public Sector Research Establishment could deliver validated, evidence-based guidance to improve practice, policymaking, and regulation for government, industry, and civil society.
[edit] Ways to improve Gateway 2 submissions to the Building Safety Regulator (September 2025)
Industry experts and practitioners discuss common pitfalls with applications, practical advice on preparing and structuring information to meet regulator expectations, and insights into how developers and design teams can better align their technical submissions with regulatory requirements to speed up approvals and reduce delays.
https://www.youtube.com/watch?v=wsA4Kwu_hkU
[edit] November in detail
[edit] Wang Fuk Court fire of 2025. 26 November, 2025
A horrific and catastrophic multi-tower fire erupted at Hong Kong’s Wang Fuk Court estate on 26 November 2025, tearing through eight scaffold-wrapped residential blocks under renovation and ultimately killing at least 160 people by 10 December, with dozens still missing. Fire spread rapidly up bamboo scaffolding and across buildings, likely accelerated by combustible green netting and foam window coverings that failed safety standards, while collapsing scaffolds and reported alarm malfunctions hampered escape and firefighting. The blaze was extinguished on 28 November, but devastation became clear only after days of searches, with over 1,100 residents displaced and major relief funds mobilised. Authorities arrested 13 individuals linked to the renovation works and suspended related projects as investigations examine unsafe temporary materials, compromised fire-safety systems, and regulatory lapses that allowed the disaster to unfold. Article by Wing Tsang (LMC).
https://www.designingbuildings.co.uk/wiki/Wang_Fuk_Court_fire_of_2025
[edit] The 2025 Autumn Budget and building safety. 26 November, 2025
The 2025 UK Autumn Budget positions building safety as a central, long-term priority, using fiscal measures to reinforce the post-Grenfell regulatory regime established by the Building Safety Act 2022. Central to this is the now delayed Building Safety Levy which will raise an estimated £3.4 billion over the next decade to help fund cladding and fire-safety remediation without shifting costs onto leaseholders, supplementing the £5.1 billion already committed by the government. While the Budget supports major housing programmes and wider development goals, industry groups warn that the levy, combined with broader cost pressures, may constrain housing supply and disproportionately affect smaller builders. Cladding remediation continues to be supported indirectly through the levy and expanded schemes such as the Cladding Safety Scheme, though regulatory delays at the Building Safety Regulator and gateway bottlenecks have drawn criticism from the House of Lords. Overall, the Budget strengthens the financial framework needed to deliver remediation and enforce higher safety standards, but its success will depend on balancing funding certainty, regulatory capacity and the construction sector’s ability to absorb new compliance costs.
https://www.designingbuildings.co.uk/wiki/The_2025_Autumn_Budget_and_building_safety
[edit] BSR record Gateway 2 determinations in Nov. Approval application data Aug to Nov 2025.
The Building Safety Regulator’s (BSR) latest Gateway 2 (GW2) update demonstrates the sustained positive impact of its pilot processes for high-rise residential building control applications.
Between August and November 2025, the Building Safety Regulator (BSR) received new applications for 16,313 residential units and issued approvals for 11,138 units, with 36,023 units still in live cases, reflecting increasing throughput under the new regime. A record 272 decisions were made in October, bringing total determinations since August to 578, aided by the newly established Innovation Unit, which reduced median rejection times from 32 to 11 weeks, though many “approval with requirements” cases remain pending. Remediation-related cases rose slightly from 262 to 283, showing attention to existing building backlogs as new-build approvals increase. The report highlights BSR’s efforts to streamline processes through batching workflows and capacity-building measures while noting that a significant number of applications are still invalidated or withdrawn, demonstrating ongoing challenges in managing demand and clearing legacy cases.
[edit] Grenfell Tower memorial design team appointed. 24 November, 2025.
Freehaus, a London-based architecture practice with a strong record in community-led projects, has been appointed to design the Grenfell Tower memorial, working closely with bereaved families, survivors, and the local community to ensure their voices shape the project. Supported by a multi-disciplinary team—including landscape architects, engineers, planners, lighting designers, and inclusion consultants—the design will reflect extensive stakeholder engagement, which accounted for 55% of the technical assessment during a competitive selection process. Following consultations and introductory meetings, Freehaus will continue collaborating with the Grenfell community to develop a memorial that honours the 72 lives lost, acknowledging the eight years of advocacy and input that have guided the project so far.
https://www.designingbuildings.co.uk/wiki/Grenfell_Tower_memorial_design_team_appointed
[edit] Building control approval application data. Highlights to 24 November, 2025.
- Gateway 2 determinations continue to rise, with a record 272 decisions across all application types to 24 November – totalling 578 since August 2025.
- The determinations demonstrate an approval rate of 73% with many of these utilising the recently enhanced ‘approval with requirements’ route.
- 76% of all decisions across all Gateway 2 categories related to London cases – with 409 made in the capital since 31 August. 85% of these in London utilised the recently enhanced ‘approval with requirements’ route.
- Recently established Innovation Unit (IU) is now managing 73 new build applications representing 17,076 units.
- 40 of the remaining 103 historic new build applications submitted under the previous model were resolved by 24 November – with 20 of these decisions relating to London cases.
- A minimum of 9 further previous model applications have also been assessed as ready for the recently enhanced ‘approval with requirements’ route.
- The remaining 54 applications are a key focus for BSR through to the end of the year with face-to-face meetings with regulatory partners planned to finalise the majority of the remaining historic cases in December.
- Up to 24 November, new build applications representing 16,313 residential units have been received and approvals representing 11,138 units issued. There are currently 36,023 units within 167 live cases.
[edit] London Build, 19-20 November, 2025
Building Safety Wiki's Hannah Carpenter at London Build Expo on the building safety stage for The Fire Protection Association's session "Is the construction industry failing to engage with the new building safety regime?"
[edit] Grenfell fire victims honoured by architects firm. 18 November, 2025
Peregrine Bryant Architects in London honoured Grenfell Tower fire victims Gloria Trevisan and Marco Gottardi by establishing the “Gloria e Marco Award,” a scholarship enabling Italian architecture graduates to work and study in the UK for two to three months, particularly on conservation projects with organisations such as the National Trust and Historic England. Gloria, who had just started work at the firm on the Royal Hospital Chelsea refurbishment before her death in the fire, is remembered for her talent and passion, and the award seeks to celebrate the couple’s lives and ideas, shifting the focus from their tragic deaths to their contributions and dreams, while continuing their legacy through the next generation of architects. Note The Grenfell Love Foundation, inspired by Marco and Gloria, supports education in the Veneto Region by awarding merit-based scholarships to students from their schools and IUAV, particularly for studies in land conservation, environmental protection, and building safety, while also providing teaching materials and resources to schools was set up originally in September 2018, further information also below.
https://www.bbc.com/news/articles/cz0x2v81413o
https://www.grenfellove.org/en/fairy-tale/
[edit] Evolving fire door testing standards. the British Woodworking Federation. 16 November, 2025.
The UK Government has announced that from September 2029, only fire doors tested and classified under the European system (BS EN 13501-2) will be recognised for compliance with England’s Building Regulations, replacing the current national BS 476-22 standard. Until that date, fire doors tested to BS 476-22 remain valid, with timber doors shown to exceed safety requirements, but the transition aims to provide a single, reliable testing framework following post-Grenfell scrutiny and concerns over composite door performance. The BWF and industry partners are supporting specifiers, contractors, and building owners with guidance, ensuring that fire door options under the new system will be available, while reassuring that correctly installed and maintained doors under the current standard remain safe and compliant.
[edit] Open consultation: Building control: charges, notices and certificates. 14 November, 2025.
This public consultation sets out proposals and questions on building control service charges by local authorities, aiming to allow full cost recovery for certain functions under the Building Act 1984 and Building Regulations 2010. It also includes a proposal to amend the 2024 Regulations for Registered Building Control Approvers in England, extending the number of working days local authorities have to respond to notices and certificates before they are deemed approved, and seeks alignment in charging for work related to disabled access in public buildings. Proposed reforms to the: Building (Local Authority Charges) Regulations 2010, Building Safety (Regulator’s Charges) Regulations 2023 and Building (Registered Building Control Approvers etc.) (England) Regulations 2024.
[edit] The Keating Chambers Building Safety Act Symposium 2025. 12 November, 2025.
On 4 November 2025, Keating Chambers hosted a full-day symposium on the Building Safety Act 2022 (BSA), bringing together legal, academic, and industry experts to examine its key provisions, case law, and practical implications. Panel discussions covered Remediation Orders (ROs) and Remediation Contribution Orders (RCOs), tribunal discretion, and recovery of costs; Building Liability Orders (BLOs) and Building Information Orders (BIOs), including strategic litigation considerations; the expanded duties under Section 2A of the Defective Premises Act 1972; the impact of extended limitation periods under Section 135; and liability for defective construction products, particularly cladding, in light of Grenfell Tower findings. Across all panels, discussions highlighted the evolving and sometimes unsettled legal landscape, the importance of case law in shaping interpretation, the practical challenges for claimants and defendants, and the need for careful planning and expert evidence to navigate new rights, obligations, and retrospective applications under the BSA.
[edit] The Building Safety Regulator new body and transfer of functions. 11 November, 2025.
On 11 November 2025, the UK Government laid before Parliament the draft “Building Safety Regulator (Establishment of New Body and Transfer of Functions etc.) Regulations 2026,” formally creating an independent Building Safety Regulator (BSR) to assume all building-safety duties from the Health and Safety Executive (HSE) from 27 January 2026. The regulations set out the Regulator’s governance, staffing, financial management, committee structure, and reporting obligations, while transferring all relevant powers, duties, and ongoing work from HSE to ensure a seamless transition. These reforms build on earlier changes, including the move of ministerial responsibility for fire functions from the Home Office to MHCLG and the appointments of Andy Roe as non-executive chair and Charlie Pugsley as CEO, aligning with recommendations from the Grenfell Tower Inquiry Phase 2 report to centralise oversight of building and fire safety. Minister for Building Safety, Fire and Democracy Samantha Dixon highlighted that the reforms strengthen accountability, focus operations, and lay the foundation for a future single construction regulator, while acknowledging HSE’s contribution to establishing the BSR.
[edit] NHF Remediating buildings through the Cladding Safety Scheme webinar. 11 November, 2025.
The webinar, held jointly with the LGA, focused on the government’s equal-access building safety funding and the newly opened Cladding Safety Scheme, which forms the primary source of funding for social housing remediation under the joint plan to accelerate works and improve resident experience; speakers included Sarah-Jane Gay (NHF), Helen Fisher (Homes England), and Pauline Niesseron (Riverside), who discussed the fund, application process, and the National Remediation System. Recording available.
[edit] Construction Products Regulation amendments GB in context. 10 November, 2025.
On 10 November 2025, MHCLG laid The Construction Products (Amendment) Regulations 2025 before Parliament, making minor technical changes to align UK law with the new EU Construction Products Regulation (EU 2024/3110), which comes into force on 8 January 2026. The amendments allow continued recognition of CE-marked products in Great Britain while ensuring UKCA marking remains the third-party assessed alternative for domestic compliance. The EU regulation introduces enhanced CE marking, including environmental and lifecycle data via a mandatory Digital Product Passport, while the UKCA mark continues to demonstrate conformity with UK health, safety, and environmental standards. These changes build on post-Brexit reforms, ongoing UK construction product safety reviews following Grenfell, and the government’s broader plans for regulatory reform, including alignment with EU standards to reduce trade friction and improve market competitiveness.
https://www.designingbuildings.co.uk/wiki/Construction_Products_Regulation_amendments_GB_in_context
[edit] CIOB Technical Publication: Pre-construction services agreement. 10 November, 2025.
This Technical Information Sheet provides a comprehensive guide to Pre-Construction Services Agreements (PCSAs), explaining what they are, when and why they should be used, and how they differ from other agreements such as letters of intent. It covers the key elements of a PCSA, highlights associated risks and considerations, and includes practical case studies from construction and infrastructure projects. Authored by construction law expert Cesare McArdle and Chartered Construction Manager Ryan McCall. McCall a Chartered Construction Manager with experience spanning façade remediation, project coordination and construction delivery. As Project Manager and Façade Specialist at MRP Investment & Development Ltd, he leads the delivery of façade remediation and new-build schemes across the UK and Ireland, with a focus on projects governed by Building Safety Act (BSA). The publication combines legal and practical insights to support effective project planning, procurement, and delivery under PCSAs.
[edit] Assent Building Control Compliance Limited: operational notice for project owners. 6 and 19 November, 2025.
On 6 November 2025, winding-up orders were issued against Assent Building Control Compliance Limited, LB Building Control Limited, and Oculus Building Consultancy Limited, with the Official Receiver appointed as liquidator. Following this, LB and Oculus issued cancellation notices to customers, and their registrations as building control approvers were removed, causing non-higher-risk projects to revert to local authorities (unless another RBCA is appointed within 7 days) and higher-risk building projects to revert to the Building Safety Regulator. Project owners must ensure inspections continue, provide required documentation to new authorities or RBCAs, and follow guidance to restart any higher-risk building work, while any issued part final certificates remain valid.
[edit] BSR says 10 high-rise schemes caught up in building control firm’s collapse. 6 November, 2025.
[edit] BSA compliance: golden thread and the regulator Webinar: 6 November, 2025.
This webinar examines how the Building Safety Act (BSA) has reshaped information management across the built environment and offers practical guidance on creating and maintaining a compliant Golden Thread of building information. Expert speakers will outline the Building Safety Regulator’s expectations, discuss how to structure and sustain accurate digital records throughout a project’s lifecycle, and explore the technologies that enhance accountability, traceability, and transparency, drawing on lessons learnt from early adopters of BSA-compliant information management. Watch on demand via form.
https://www.workcast.com/register?cpak=3344223764682070
[edit] BESA Guidance Framework for Principal Contractor Competence. 6 November, 2025.
The Building Engineering Services Association (BESA) has released widely welcomed guidance providing a standardised framework for assessing the competence of principal contractors (PCs) under the Building Safety Act, addressing industry confusion and reducing repetitive pre-qualification requirements. The framework aligns with PAS 8672, BSI, and ISO standards, helping organisations and individuals demonstrate their Skills, Knowledge, Experience, and Behaviours (SKEB) across six core areas, while offering practical examples of acceptable evidence. It streamlines appointment processes for clients, reassures regulators and insurers, and allows PCs to identify skills gaps, strengthen compliance, and improve professional credibility through a consistent, transparent method.
[edit] CIOB backs Code for Construction Product Information. 1 November, 2025.
The Chartered Institute of Building (CIOB) committed to supporting the Code for Construction Product Information (CCPI), developed by the Construction Products Association to address shortcomings in product labelling and marketing highlighted by the Independent Review of Building Regulations and Fire Safety. The Code aims to make construction product information clear, accurate, accessible, up-to-date, and unambiguous, helping restore trust and improve safety standards across the sector. CIOB’s endorsement complements its August 2025 Guide to Products Critical to Safe Construction and strengthens the growing CCPI community, which now includes over 100 organisations and product sets carrying the CCPI Mark, representing a significant step toward consistent, transparent, and reliable product information in UK construction.
https://www.designingbuildings.co.uk/wiki/CIOB_backs_Code_for_Construction_Product_Information
[edit] Related articles on Designing Buildings
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[edit] Legislation and standards
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[edit] Dutyholders and competencies
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[edit] Regulators
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