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.