Refurbishment works are a chance to improve residential buildings, but they also bring risks that must be carefully managed. The Building Safety Act 2022 changed the way these projects are controlled, with stricter rules for higher risk buildings. These include high rise properties that are at least 18 metres tall or have seven or more storeys with two or more residential units.

This guide explains how to handle building safety during refurbishments. It covers the role of accountable persons, fire safety, approvals from the Building Safety Regulator, and the importance of safety management systems. It also looks at how digital tools, such as apps designed to help manage building compliance, can support the process.

Why building safety during refurbishment matters

The Grenfell Tower tragedy showed what can happen when refurbishment decisions compromise safety. Poor record keeping, unclear responsibility, and unsafe building work all contributed to the disaster. The Building Safety Act 2022 was introduced in response, and its requirements apply to both new and existing residential buildings.

The aim is clear: all building work must comply with building regulations, protect lives, and give residents confidence in the safety of their homes. This applies to small projects, such as replacing windows, as well as larger refurbishments that change the layout or structure of a building.

The Building Safety Act 2022 and refurbishment

The Building Safety Act 2022 created new rules for anyone involved in building work. For higher-risk buildings, the Act requires approval from the Building Safety Regulator before refurbishment can begin. Starting without approval is a criminal offence.

Key points include:

• Accountable persons must take all reasonable steps to prevent and reduce building safety risks, particularly fire spread and structural failure.
• Higher-risk buildings must be registered with the Building Safety Regulator.
• Dutyholders, such as clients, principal designers, and principal contractors, must be competent and able to prove compliance.

Even where a building does not meet the higher risk definition, refurbishment work still has to comply with building regulations.

The role of accountable persons

Every higher-risk building must have an accountable person who is legally responsible for managing safety. They must keep accurate records, assess risks, and act when improvements are needed.

One of their main duties is to prepare and update a safety case. This document sets out how building risks are managed and what measures are in place. Refurbishment works will usually require the safety case to be reviewed and updated.

Good safety management goes beyond installing fire doors or alarms. It involves clear planning, checking progress, and reviewing risks on an ongoing basis. Digital compliance tools can support this by keeping drawings, inspections, and fire strategy updates in one secure place.

Fire safety during refurbishments

Refurbishment work can affect a building’s fire safety if not managed properly. Common risks include damaging fire stopping, removing walls that provide compartmentation, or fitting non-compliant fire doors. Each of these changes can allow fire and smoke to spread more quickly.

A clear fire strategy is essential. This includes ensuring:

• Fire doors remain in good condition and are properly installed.
• Cavity barriers and fire stopping are protected during works.
• Escape routes stay open and safe to use.
• Alarms, sprinklers, and smoke ventilation systems are tested and maintained.

Refurbishments may also require the fire risk assessment to be updated. If the building was designed with a “stay put” evacuation strategy, changes must not undermine it. In some cases, simultaneous evacuation may be required, and that will need suitable alarms and exit capacity.

Building control and regulator approval

Refurbishment work cannot start until building control approval is in place. For higher-risk buildings, the Building Safety Regulator is the only authority that can grant this approval.

The process, known as Gateway 2, requires applicants to submit detailed evidence, including:

• Plans showing compliance with building regulations.
• Proof that designers and contractors are competent.
• A clear system for managing and recording changes.

Incomplete submissions are often rejected, which can delay projects. Early preparation and cooperation between all parties help reduce these risks.

Once refurbishment works are finished, the accountable person must apply for a completion certificate. For high-rise residential buildings, the safety case and golden thread of information must also be updated to reflect the changes.

Working in occupied residential buildings

Many refurbishment projects take place while residential units remain occupied. This makes planning more complex. Residents must be kept informed about what work is taking place, how safety will be protected, and what to do in an emergency.

Construction introduces extra risks such as flammable materials, hot works, and blocked escape routes. Contractors must agree temporary safety measures, keep routes clear, and store materials properly. Regular inspections help make sure fire safety standards are maintained during works.

Keeping accurate records

Accurate, up-to-date records are one of the most important parts of building safety. For refurbishment works, this means keeping:

• Original design information and any later alterations.
• Evidence of inspections and maintenance.
• Records of who carried out the work and proof of competence.
• Details of fire strategy updates and safety case revisions.

This information supports compliance and helps accountable persons manage building safety effectively. Digital systems are increasingly used to store this information, making it easier to update and share when needed.

Steps to take for safe refurbishment

A structured approach to refurbishment safety can help avoid problems:

Before work begins: confirm if the building is classed as higher risk, appoint competent dutyholders, review existing fire safety, and prepare applications for building control approval.

During works: protect compartmentation, monitor fire doors and escape routes, manage risks from site activities, and record all inspections.

On completion: test safety systems, apply for a completion certificate, and update the safety case and golden thread records.

Common issues to avoid

Several recurring problems affect refurbishment projects:

• Starting work before approval has been granted.
• Replacing compliant fire doors with unsuitable products.
• Failing to protect compartmentation and fire stopping.
• Submitting incomplete information to the Building Safety Regulator.
• Ignoring resident engagement or failing to update the safety case.

Avoiding these issues saves time and ensures the building continues to comply with building regulations.

In Summary

Building safety during refurbishments requires careful planning, competent people, and reliable information. The Building Safety Act 2022 set new expectations for residential buildings, particularly higher-risk buildings over 18 metres. Refurbishment works must be properly approved by the Building Safety Regulator, carried out by competent dutyholders, and supported by strong fire safety measures such as fire doors, compartmentation, and up-to-date fire strategies.

Accountable persons must take all reasonable steps to manage building risks and keep records through a safety case. Digital tools can help manage building information and ensure the golden thread remains intact.

Handled correctly, refurbishment works are not only an opportunity to improve buildings but also a chance to strengthen safety for all residents.