Building Safety Act 2022 Summary: UK Guide (2026)
Last updated: 14 September 2026
The Building Safety Act 2022 is UK legislation that overhauls fire and structural safety duties for residential buildings, introducing a Building Safety Regulator, new duty holder roles and criminal penalties of up to two years' imprisonment. It applies most heavily to higher-risk buildings of 18 metres or seven storeys or more, affecting roughly 12,500 buildings and 1.31 million residents across England.
Key Takeaways
- The Building Safety Act 2022 received Royal Assent on 28 April 2022 and was introduced following the Grenfell Tower tragedy, which claimed 72 lives on 14 June 2017.
- There are approximately 12,500 high-rise residential buildings in England that are 18 metres or taller or have seven or more storeys, housing around 1.31 million residents, according to Astutis (2026).
- Breaching building regulations was previously capped at a £5,000 fine; the Act increased this to an unlimited fine and imprisonment of up to two years, per Construction News (2023).
- Enforcement authorities can now act up to 10 years after completion of works, extended from the previous 12-month window, according to Mills & Reeve (2023).
- Over 4,000 residential buildings with unsafe cladding are undergoing remediation under the Act, alongside a further 1,500 with other defects, reports the Federation of Master Builders (2026).
What is the Building Safety Act 2022?
The Building Safety Act 2022 is a UK statute that creates a new regulatory regime for the design, construction and management of buildings, with the strictest duties reserved for higher-risk residential buildings. It received Royal Assent on 28 April 2022 and was drafted in direct response to the Grenfell Tower fire, which killed 72 people on 14 June 2017.
The Act sits alongside the Fire Safety Act 2021 and the Fire Safety (England) Regulations 2022, forming a wider legal framework for building and fire safety. It established the Building Safety Regulator, based within the Health and Safety Executive (HSE) — the UK's national regulator for workplace health and safety — to oversee higher-risk buildings and drive up competence across the built environment sector.
For business professionals managing commercial or residential property portfolios, the Act is not a document to file away. It creates ongoing, personal legal duties for named individuals, backed by criminal sanctions that did not exist before 2022.
"Compliance fails quietly. Certificates lapse, checks get missed in handovers between contractors, and everything looks fine until an incident or a sale forces an audit. The fix is unglamorous: one owner for the whole compliance calendar, evidence filed as work is done, and no assumption that the previous contractor left things in order." — Mo Hassan, Managing Director, Priority First
Who Does the Building Safety Act 2022 Apply To?
The Building Safety Act 2022 applies to everyone involved in the design, construction, occupation and management of buildings in England, with graduated duties depending on building height and risk. Its most demanding provisions target higher-risk buildings (HRBs) — defined as residential buildings that are 18 metres or taller, or have seven or more storeys, and contain at least two residential units.
Dame Judith Hackitt, the independent reviewer whose report shaped the legislation, summarised the intent clearly: "The Building Safety Act requires duty holders to ensure that a building is safe and that it has been properly designed, built to that design and maintained by competent people."
The Act introduces two central roles for occupied higher-risk buildings:
- The Accountable Person (AP) — the organisation or individual who owns or has a legal obligation for the building's structure and exterior.
- The Principal Accountable Person (PAP) — where multiple accountable persons exist, the PAP holds overarching responsibility for the whole building and must register it with the Building Safety Regulator.
For lower-rise commercial and residential buildings, the Act still tightens general building control, extends enforcement periods, and raises the competence bar for contractors, designers and building control bodies through the Chartered Institute of Building (CIOB) and equivalent professional routes.
Accountable Person vs Principal Accountable Person
| Role | Applies to | Key duty | Registers with regulator? |
|---|---|---|---|
| Accountable Person (AP) | Any organisation with a legal interest in a higher-risk building's structure or exterior | Manage building safety risks within their area of responsibility | No, unless also PAP |
| Principal Accountable Person (PAP) | The AP with responsibility for the whole building's structure and exterior | Prepare the Safety Case Report and register the building | Yes, with the Building Safety Regulator |
How Does the Gateway Process Work?
The Gateway process is a three-stage approval system introduced by the Act to check safety at critical points in a higher-risk building's lifecycle: planning, pre-construction and completion. Gateway 1 sits within the planning application stage, Gateway 2 is a hard stop before construction can begin, and Gateway 3 is a final compliance check before the building can be occupied.
Gateway 2 requires developers to submit detailed safety information to the Building Safety Regulator, who must approve the application before work starts on site — a marked change from the previous system, where building control approval ran largely in parallel with construction. Gateway 3 similarly halts occupation until the regulator confirms the building matches what was approved at Gateway 2.
For facilities and building managers, the practical consequence is documentation. Every design change, every substitution of materials, and every departure from the approved plan must be recorded and justified, because the regulator can request evidence at handover.
This is the origin of what the industry calls the "golden thread" — a digital, accessible record of information about a building's design, construction and ongoing management, maintained throughout its life and handed over at each change of ownership or accountable person.
What Are the Penalties for Non-Compliance?
Non-compliance with the Building Safety Act 2022 now carries criminal penalties far beyond the fines available before 2022. Prior to the Act, breaching building regulations was a summary-only, fine-only offence capped at £5,000 with a maximum daily fine of £50; the Act increased this to an unlimited fine and imprisonment of up to two years, according to Construction News (2023).
Enforcement authorities also gained significantly longer reach. The period during which a local authority or the Building Safety Regulator can require removal or alteration of non-compliant work was extended from 12 months to 10 years after completion, per Mills & Reeve (2023).
Leaseholders also gained stronger retrospective rights. Under the amended Defective Premises Act 1972, claims can now be brought 30 years retrospectively for claims accruing before 28 June 2022, and 15 years retrospectively for claims accruing after that date, according to Praxis42 (2026).
Construction News captured the reasoning behind the increased sanctions directly: the previous penalty regime was "so small as to be an ineffective deterrent" — a phrase attributed to Dame Judith Hackitt during the debate on reform.
Old vs New Penalty Regime
| Aspect | Before the Building Safety Act 2022 | After the Building Safety Act 2022 |
|---|---|---|
| Maximum fine for breaching building regulations | £5,000, plus £50 per day | Unlimited fine |
| Custodial sentence available | None | Up to 2 years' imprisonment |
| Enforcement window for non-compliant work | 12 months after completion | 10 years after completion |
| Defective Premises Act retrospective claims (pre-28 June 2022) | Not applicable in current form | 30 years |
| Defective Premises Act retrospective claims (post-28 June 2022) | Not applicable in current form | 15 years |
Construction News also flagged a practical governance point for senior leaders: "It will be vital for individuals in senior positions to document the steps taken to ensure and monitor compliance." That single sentence explains why building owners, managing agents and facilities providers now need auditable evidence trails, not verbal assurances.
What Registration and Ongoing Duties Apply to Higher-Risk Buildings?
Higher-risk buildings must be registered with the Building Safety Regulator before occupation, and the Principal Accountable Person must maintain a live Safety Case Report throughout the building's occupied life. Registration is a legal precondition of lawful occupation for any residential building meeting the 18-metre or seven-storey threshold, and it is enforced through the regulations set out in the Building Safety (Registration of Higher-Risk Buildings) (England) Regulations 2023.
Once registered, ongoing duties do not end. The PAP must keep the golden thread of information current, report "safety occurrences" to the regulator, and demonstrate that competent people are managing structural and fire safety risks day to day.
This is where the Act moves from a construction-phase concern to a facilities management concern. A building that passed Gateway 3 five years ago can still fall out of compliance if maintenance records lapse, fire doors are not inspected, or a change of building manager loses institutional knowledge of prior defects.
Priority First sees this pattern repeatedly across prime residential portfolios in Chelsea, Knightsbridge and Mayfair, where multiple buildings under one estate need consistent, provable evidence rather than a single paper file per site. On a 16-building prime central London estate, Priority First set up each building as its own site with its own photographed checkpoints, replacing a single vague "round complete" note with a per-building evidence trail — the estate now sees patrols against contract in real time through its own portal, with more than 4,100 patrols completed since going live in March 2026, at 250–280 photo-backed patrols per building.
That kind of continuous, dated evidence is precisely what a Principal Accountable Person needs when the Building Safety Regulator asks for the golden thread — not a description of what should have happened, but a photographed, timestamped record of what did.
Building Safety Act vs Fire Safety Act 2021: What's the Difference?
The Building Safety Act 2022 and the Fire Safety Act 2021 are separate but overlapping pieces of legislation, and business professionals frequently confuse their scope. The Fire Safety Act 2021 amended the Regulatory Reform (Fire Safety) Order 2005 to clarify that external walls, cladding and flat entrance doors fall within a building's "responsible person" duties. The Building Safety Act 2022 goes further, creating an entirely new regulator, new duty holder roles, and a licensing-style Gateway process for higher-risk buildings specifically.
| Legislation | Primary focus | Applies to | Enforced by |
|---|---|---|---|
| Fire Safety Act 2021 | Clarifies fire risk assessment scope (walls, cladding, doors) | All buildings with the Fire Safety Order | Fire and Rescue Authorities |
| Building Safety Act 2022 | Structural and fire safety across the whole building lifecycle | All buildings, with strictest duties on higher-risk buildings (18m+/7+ storeys) | Building Safety Regulator (within HSE) |
Fire risk assessments, evacuation planning and fire door maintenance remain foundational obligations under both regimes. Priority First's own guide, Fire Safety Duties for Building Owners and Managers, sets out these responsible-person duties in practical detail for building owners navigating both Acts simultaneously.
In-House vs Outsourced Compliance Management
Many building owners face a straightforward decision: manage Building Safety Act compliance with in-house staff, or bring in a dedicated facilities and security partner. In-house management can work for a single, well-resourced site with a stable team, but it struggles across multi-building portfolios where knowledge walks out the door with staff turnover.
Outsourced compliance management, delivered through an integrated facilities management partner, centralises the golden thread, patrol evidence and maintenance records on one platform rather than scattered paper files per building. For portfolios spanning Chelsea, Knightsbridge, Mayfair and beyond, this single-owner model closes the exact gap regulators are targeting: no assumption that the previous contractor left things in order.
Your Building Safety Act 2022 Compliance Checklist
Use this checklist as a starting point for assessing your building's position under the Act.
- Confirm whether your building meets the higher-risk threshold (18 metres or seven storeys, two or more residential units).
- Identify and document your Accountable Person and Principal Accountable Person in writing.
- Register any higher-risk building with the Building Safety Regulator before occupation or as soon as the duty arises.
- Establish a golden thread of information covering design, construction and maintenance records.
- Audit fire doors, cladding and structural elements against current Fire Safety (England) Regulations 2022 requirements.
- Instruct competent, qualified contractors and retain evidence of their competence.
- Review your annual compliance calendar against statutory deadlines — Priority First's Building Manager's Annual Compliance Calendar sets out a month-by-month framework for this.
- Ensure patrol, maintenance and incident records are timestamped and photo-backed, not reliant on staff memory.
FAQ
What is the Building Safety Act 2022 in simple terms?
The Building Safety Act 2022 is UK legislation that sets stricter safety rules for buildings, especially high-rise residential blocks, following the Grenfell Tower tragedy. It creates named duty holders, a new regulator and criminal penalties for non-compliance.
Who does the Building Safety Act 2022 apply to?
The Act applies to everyone in the building lifecycle, from developers and contractors to building owners and managing agents, with the strictest duties falling on higher-risk buildings 18 metres or taller or with seven or more storeys. Lower-rise buildings are also affected through tightened general building control and longer enforcement periods.
What is a higher-risk building under the Building Safety Act 2022?
A higher-risk building is a residential building that is either 18 metres or taller, or has seven or more storeys, and contains at least two residential units. There are approximately 12,500 such buildings in England, housing around 1.31 million residents, according to Astutis (2026).
What are the penalties for non-compliance with the Building Safety Act 2022?
Penalties now include an unlimited fine and up to two years' imprisonment, replacing the previous £5,000 cap plus £50 daily fine, according to Construction News (2023). Enforcement authorities can also act up to 10 years after work is completed, per Mills & Reeve (2023).
Who is the Principal Accountable Person under the Building Safety Act?
The Principal Accountable Person (PAP) is the organisation or individual responsible for a higher-risk building's structure and exterior when there are multiple accountable persons involved. The PAP must register the building with the Building Safety Regulator and maintain its Safety Case Report throughout occupation.
When did the Building Safety Act 2022 come into force?
The Building Safety Act 2022 received Royal Assent on 28 April 2022, with its provisions phased in over subsequent months, including the Building Safety Regulator becoming operational and registration requirements for higher-risk buildings taking effect from October 2023. Specific duties continue to be phased in through secondary legislation.
How does the Building Safety Act 2022 protect leaseholders?
The Act protects leaseholders by extending the time limits for bringing claims under the Defective Premises Act 1972 — 30 years retrospectively for claims accruing before 28 June 2022, and 15 years retrospectively for claims after that date, according to Praxis42 (2026). It also introduces protections limiting leaseholder liability for historical cladding and safety remediation costs in many cases.
What is the golden thread of information under the Building Safety Act?
The golden thread is a digital, continuously updated record of a building's design, construction and safety information, maintained throughout its life and handed over between accountable persons. Regulators use it to verify that a building still matches what was approved at each Gateway stage.
Securing Compliance Evidence with Priority First
Building Safety Act compliance now demands provable, dated evidence rather than good intentions, and that is precisely the gap between a compliant building and one exposed to the unlimited fines and two-year custodial penalties this article has set out. Priority First closes that gap through integrated facilities management and physical protection, recording every patrol, checkpoint and incident on one platform rather than relying on paper logs that vanish when a contractor changes.
Across Priority First's portfolios, checkpoint completions carry a watermarked photo 100% of the time, up from 0% before onboarding, and one mixed-use development now runs 152 photographed checkpoints where none existed before — the kind of golden thread evidence a Principal Accountable Person needs on demand. Melissa Woolford, a client at The Gaumont, put it simply: "The team at The Gaumont is AMAZING! They are incredibly helpful and go above and beyond to assist and find solutions. I can not recommend the team enough."
If your building's compliance evidence would not survive a regulator's request tomorrow, get in touch with Priority First for a compliance-focused site review and a straightforward quote.
Related Reading
- Fire Safety Compliance Residential Blocks UK 2026 Guide
- Building Compliance Services London | Priority First 2026
- Essential Construction Site Safety Compliance Solutions for Managers
