Just a matter of weeks since the release of the Grenfell Inquiry phase 2 report we are seeing a lot of activity and commentary on the impact this has for the construction industry and wider implications for building regulations.
Whilst we are now dealing with the wide-ranging regulations brought in with the Building Safety Act, it is becoming evident that the remediation of at-risk buildings cannot happen soon enough.
Building regulations are detailed and complex documents, and their recommendations are underpinned by mandatory clauses which are legally binding. The main clause relating to external wall systems is Building Regulation B4(1) “The external walls of the building shall adequately resist the spread of fire over the walls and from one building to another, having regard to the height, use and position of the building.” Whilst we categorise high rise, high risk buildings as being over 18m in height, there is no mention of 18m being a cut-off point for this clause to apply. Indeed, adding further weight to this, the Hackett Report stated that there ‘is little difference between the rate of fire-related fatalities in purpose-built blocks of flats that have one to three storeys and those with four to nine storeys’.
Further narrative was presented within the Inquiry Phase 2 report, stating “we do not think that to define a building as “higher-risk” by reference only to its height is satisfactory, being essentially arbitrary in nature. More relevant is the nature of its use and, in particular, the likely presence of vulnerable people, for whom evacuation in the event of a fire or other emergency would be likely to present difficulty. We therefore recommend that the definition of a higher- risk building for the purposes of the Building Safety Act be reviewed urgently.”
In the wake of the Grenfell Tower tragedy, the Fire Risk Appraisal of the Eternal Walls (FRAEW) has become a critical component of ensuring public safety in buildings across England. By conducting these assessments, stakeholders can identify hazards, comply with regulations, enhance fire safety measures, and preserve property value. The collective effort to prioritise fire risk appraisals and take appropriate action will contribute to safety and more resilient buildings throughout the country.
Since Grenfell, the UK government has been committed to strengthening fire safety regulations to prevent such incidents from occurring again. Conducting FRAEWs has become a legal requirement for building owners and managers yet we are seeing a worrying level of inertia from property owners to start the remediation process. Compliance with these regulations is not only crucial to avoid legal consequences but also to maintain public trust and ultimately preserve human life. By adhering to these requirements, stakeholders demonstrate their commitment to providing safe living and working environments.
Fire risk appraisals enable experts to identify potential hazards associated with the external walls of buildings. These hazards can range from the use of flammable cladding materials to inadequate fire-resistant barriers and compromised structural integrity. By identifying these risks, building owners can take proactive steps to rectify issues, upgrade fire safety measures and improve overall building resilience. Timely identification of hazards is crucial in preventing incidents and reducing the potential impact of fires. We welcome the Report’s recommendation to regulate fire engineers; this can only help to weed out those that purport to hold the necessary experience and qualifications and ensure that building owners have peace of mind that they are dealing with experts in their field.
As an industry we must collectively ensure we are doing all we can to get things moving at pace. Remediation is happening, but inertia still exists. Whether the recommendations come to fruition we have yet to see, and how the potential introduction of a single regulator will cement the necessary change. Building owners and those with a responsibility towards their lessees must take action, to avoid further tragedies of this scale.
Dorian Lawrence, Managing Director, FR Consultants
