Higher risk residential buildings
The Building Safety Act 2022, defines “higher-risk building”as: a building in England that—
- (a) is at least 18 metres in height or has at least 7 storeys, and
- (b) contains at least 2 residential units.
NB BSI Flex 8670 V3.0, Built environment – Core criteria for building safety in competence frameworks – Code of practice, April 2021 Version 3, published by The British Standards Institution in 2021, defines a higher-risk building (HRB) as a: ‘building subject to enhanced regulatory requirements or where risks might be considered elevated. NOTE For example, as a result of the physical characteristics of the building, the way in which the building is used or as a result of human factors.’
The Building a Safer Future, Independent Review of Building Regulations and Fire Safety: Final Report (the Hackitt review) published in 2018 following the Grenfell Tower Fire defined higher risk residential buildings (HRRB) as:
‘new and existing high-rise residential properties which are 10 storeys high or more… For the avoidance of doubt, this 10-storey threshold would apply to mixed-use buildings of this height if part of it was residential.’
The likelihood of fire is greater in purpose-built blocks of flats of 10 storeys or more than in those with fewer storeys and the rate of fatalities is also greater in such buildings. According to Land Registry and Ordnance Survey information, there are an estimated 2,000 to 3,000 HRRBs,
Building Safety Programme Monthly Data Release England: 31 March 2021 highlights that;
- The total number of high-rise residential buildings of 18 metres or more in height, or at least 7 storeys (whichever is reached first) in England is estimated as of April 2020 to be 12,500.
- 6,500 (52%) are private sector buildings (private residential buildings and student accommodation).
- 6,000 (48%) are social sector buildings.
- Over 95% of buildings were identified as flat dwellings, with the remaining proportioned across Houses in Multiple Occupation, residential education and sheltered accommodation.
- Have identified 1,500 (12%) residential buildings that are seven storeys but under 18 metres in height, 7,000 (56%) buildings between 18 metres and 29 metres and the remaining 4,000 (32%) buildings 30 metres or more in height.
[edit] Related articles on Designing Buildings
- ACM cladding.
- Applying to register a high-rise residential building.
- Consultation on banning the use of combustible materials in the external walls of high-rise residential buildings.
- EWS1 forms not required for buildings without cladding.
- External Fire Review Form EWS1.
- Fire performance of external thermal insulation for walls of multistorey buildings, third edition (BR 135).
- Grenfell Tower articles.
- Grenfell Tower Fire.
- Grenfell Tower independent expert advisory panel
- Grenfell Tower industry response group.
- Grenfell Tower Inquiry.
- Grenfell Tower working group.
- Hackitt review.
- Higher-risk building.
- Independent review of the building regulations and fire safety.
- Joint Competent Authority.
Featured articles and news
Impact report from the Supply Chain Sustainability School
Free sustainability skills, training and support delivered to thousands of UK companies to help cut carbon.
The Building Safety Forum at the Installershow 2025
With speakers confirmed for 24 June as part of Building Safety Week.
The UK’s largest air pollution campaign.
Future Homes Standard, now includes solar, but what else?
Will the new standard, due to in the Autumn, go far enough in terms of performance ?
BSRIA Briefing: Cleaner Air, Better tomorrow
A look back at issues relating to inside and outside air quality, discussed during the BSRIA briefing in 2023.
Restoring Abbotsford's hothouse
Bringing the writer Walter Scott's garden to life.
Reflections on the spending review with CIAT.
Retired firefighter cycles world to raise Grenfell funds
Leaving on 14 June 2025 Stephen will raise money for youth and schools through the Grenfell Foundation.
Key points for construction at a glance with industry reactions.
Functionality, visibility and sustainability
The simpler approach to specification.
Architects, architecture, buildings, and inspiration in film
The close ties between makers and the movies, with our long list of suggested viewing.
SELECT three-point plan for action issued to MSPs
Call for Scottish regulation, green skills and recognition of electrotechnical industry as part of a manifesto for Scottish Parliamentary elections.
UCEM becomes the University of the Built Environment
Major milestone in its 106-year history, follows recent merger with London School of Architecture (LSE).
Professional practical experience for Architects in training
The long process to transform the nature of education and professional practical experience in the Architecture profession following recent reports.
A people-first approach to retrofit
Moving away from the destructive paradigm of fabric-first.
International Electrician Day, 10 June 2025
Celebrating the role of electrical engineers from André-Marie Amperè, today and for the future.
New guide for clients launched at Houses of Parliament
'There has never been a more important time for clients to step up and ...ask the right questions'
The impact of recycled slate tiles
Innovation across the decades.
EPC changes for existing buildings
Changes and their context as the new RdSAP methodology comes into use from 15 June.