Redefining Higher-Risk Buildings Since Grenfell

In the years following the Grenfell Tower tragedy, the term “higher-risk buildings” (HRB) has become widely used within the building safety sector. However, it is often misunderstood, with many equating HRBs solely with high-rise buildings, if height alone defines a building’s risk level. Recent changes in safety regulations and building codes are challenging this narrow focus, making it clear that height is just one piece of a much larger puzzle when it comes to assessing building safety.
This evolving understanding of HRBs aims to more accurately address real-world risks by considering factors like building use, occupant vulnerability, and emergency safety measures. Here, we explore what "higher-risk building" truly means today and why this broader approach is so important.

The Height-Centric Legacy of Higher-Risk Buildings

Historically, HRBs were defined primarily by height. Building regulations have typically classified buildings as higher risk if they surpass a certain height, often around 18 meters or seven storeys as taller structures present unique challenges for firefighting, evacuation, and structural stability. Following Grenfell, attention to these factors intensified, leading to stricter regulations and safety standards for high-rise buildings. However, Grenfell revealed a critical truth: risk is not confined to high-rise structures alone.
Buildings of all heights can pose significant safety risks, particularly if they house vulnerable populations or lack appropriate safety systems. As a result, a more nuanced understanding of what makes a building “higher risk” has emerged, driven by the need to improve safety standards across various building types.

What Does “Higher-Risk Building” Mean Today?

In recent years, building safety professionals and regulators have expanded the definition of HRBs to include criteria beyond height. Here are the key factors considered in defining higher-risk buildings today:

1. Building Use:

Different types of buildings present unique risks based on their use. Hospitals, care homes, schools, and certain residential buildings now qualify as HRBs, as they often serve people who may need specialised evacuation assistance.
These buildings require additional safety measures, regardless of their height.

2. Occupant Vulnerability:

The presence of vulnerable individuals, such as the elderly, children, or people with disabilities means that certain buildings pose inherently higher risks during emergencies. Newer regulations emphasise the importance of safety systems tailored to meet these occupants needs, moving away from a one-size-fits-all approach.

3. Systemic Safety Factors:

Fire suppression systems, structural resilience, emergency exits, and comprehensive evacuation plans are critical in assessing risk. Regulatory bodies now evaluate these systemic factors when classifying a building’s risk level, ensuring it has appropriate safety infrastructure for its use and occupants. This broader, multi-faceted approach acknowledges that height alone cannot capture the complexities of building safety. By considering additional factors, regulators can better allocate resources, focusing on buildings that truly need enhanced safety protocols, regardless of how many stories they have.

Key 2024 Regulatory Updates Shifts Toward Comprehensive Building Safety

Several updates to the Building Regulations in 2024 reflect this expanded view of HRBs:

• Second Staircases in Flats: Approved Document B now mandates a second staircase in certain multi-storey flats, even if they do not meet the previous height threshold for such measures. This update significantly improves evacuation options, particularly in buildings that house large numbers of residents, aligning with safety recommendations made post-Grenfell.
• Enhanced Building Control for Higher-Risk Buildings: New building control processes introduced in 2024 ensure stricter oversight for HRBs, especially those serving vulnerable populations, such as hospitals and care homes. These updated controls enforce rigorous inspection and compliance standards to ensure that HRBs meet enhanced safety criteria from the outset of construction through occupancy, regardless of height.
• Integration and Accessibility of Approved Documents: The consolidation of Approved Documents into a searchable, updated PDF makes safety and compliance information more accessible for professionals managing HRBs. This centralised resource fosters consistency across new builds and refurbishments, making it easier to stay aligned with the latest standards.

These updates reflect a commitment to building safety that extends beyond structural aspects, focusing on the diverse ways buildings are used and the unique needs of their occupants. By expanding HRB classifications, regulators aim to proactively address real-world risk factors, leading to safer environments for all.

How Lestari Project Services Supports Higher-Risk Buildings with the Golden Thread of Information

For owners and operators of higher-risk buildings, ensuring that safety and compliance standards are upheld throughout a building’s lifecycle is essential. This includes having a clear and consistent flow of information from the design phase to post-construction handover.

Lestari plays a crucial role in this process, providing a seamless golden thread of information to enable effective management and ongoing safety of HRBs. We specialise in documenting and managing essential building information and safety records for HRBs, ensuring that operators and stakeholders have reliable, accessible, and accurate data.

Here’s how Lestari supports HRBs with the golden thread:

• Design and Construction Documentation: From the earliest phases of planning and design, Lestari helps compile detailed records, including safety critical information and compliance documentation. This golden thread of data ensures that all safety considerations are recorded and made available for ongoing building management.
• Comprehensive Handover for Ongoing Safety: Upon completion of construction, Lestari provides building owners and operators with a full suite of handover documentation that enables effective ongoing safety management. This includes fire safety protocols, evacuation plans, maintenance records, and any relevant updates that may be required for future regulatory compliance.
• Ensuring Accessibility and Transparency: Lestari’s golden thread approach ensures that the necessary information is accessible, transparent, and organised in a way that facilitates compliance and operational safety. This continuity of information
  empowers building operators to manage safety effectively and ensures that all stakeholders are aligned with the building’s safety requirements. By delivering a clear and structured handover, Lestari supports HRB owners and managers in meeting safety requirements, equipping them with the documentation needed for ongoing regulatory compliance and safety assurance.

Why This Matters for Building Owners and Occupants

For building owners and managers, the expanded HRB definition necessitates reevaluating safety protocols and ensuring that documentation is well-maintained and accessible.

Lestari’s golden thread of information facilitates this, providing building operators with the information needed to ensure ongoing compliance and occupant safety. For residents and occupants, this redefinition and attention to detailed documentation offer peace of mind, signalling that their safety is prioritised in both design and operation. Vulnerable individuals can feel more confident knowing that the buildings they frequent are equipped to meet their unique needs in an emergency.

Building a Safer Future Beyond High-Rises

The Grenfell tragedy was a painful reminder that assumptions about building safety can have devastating consequences. In response, regulators and building professionals have embraced a more realistic, adaptive definition of higher-risk buildings, ensuring that safety standards apply to all buildings with significant risk potential, not just high-rises.

By recognising that height is just one of many factors influencing a building’s risk, we can take a proactive, comprehensive approach to building safety. With organisations like Lestari providing the golden thread of information, building owners and operators are equipped with the data and documentation necessary to manage safety effectively, contributing to a safer, more resilient built environment for everyone.