Building Safety Act 2022, Section 156: Fire Safety Requirements and How to Stay Compliant

The Building Safety Act 2022 represents a significant overhaul in building safety regulations across England, aiming to enhance the safety and standards of buildings. A pivotal component of this legislation is Section 156, which amends the Regulatory Reform (Fire Safety) Order 2005 (FSO) to strengthen fire safety measures. Understanding and complying with these changes is crucial for building owners, managers, and Responsible Persons.

At Fire Risk Assessment Network, we specialise in providing comprehensive fire safety services to help you navigate these regulatory requirements effectively.

Understanding the Building Safety Act 2022

Enacted in April 2022, the Building Safety Act introduces a new regulatory framework to improve building safety, particularly focusing on higher-risk buildings. The Act establishes the Building Safety Regulator, responsible for overseeing the safety and performance of all buildings, with an enhanced focus on high-rise residential structures. Key aspects of the Act include:

• Accountability: Clear responsibilities are assigned to those involved in the design, construction, and management of buildings.
• Resident Engagement: Mechanisms are established to ensure residents have a voice in building safety matters.
• Competence: Requirements are set for the competence of those undertaking building work and managing buildings.

For detailed information, refer to the official guidance on the Building Safety Act.

Key Changes Introduced by Section 156

Section 156 of the Building Safety Act amends the FSO to enhance fire safety practices across various premises. The significant changes include:

1. Mandatory Documentation of Fire Risk Assessments: All Responsible Persons must now document their completed fire risk assessments in full, regardless of the building’s size or purpose.
   Recording of Fire Safety Arrangements: Responsible Persons are required to maintain clear records of how fire safety is managed within the premises.
2. Identification of Fire Risk Assessors: The identity of individuals or organisations engaged to undertake or review any part of the fire risk assessment must be recorded.
3. Provision of Fire Safety Information to Residents: In buildings containing two or more sets of domestic premises, Responsible Persons are obligated to provide residents with relevant fire safety information in an easily understood format.
4. Enhanced Cooperation Among Responsible Persons: There is a requirement for Responsible Persons to take reasonable steps to identify and cooperate with others who share fire safety duties in the same premises, ensuring a coordinated approach to fire safety.
5. Increased Penalties for Non-Compliance: The Act increases the level of fines for certain offences, underscoring the importance of adhering to fire safety regulations.

Steps to Ensure Compliance with Section 156

To comply with Section 156 of the Building Safety Act 2022, building owners, managers, and Responsible Persons need to adopt a proactive and systematic approach to fire safety. Below is

a detailed guide to the essential steps you must take to stay compliant:

1. Conduct Comprehensive Fire Risk Assessments

Fire risk assessments are the cornerstone of compliance. These assessments identify potential fire hazards, evaluate the risks, and determine the necessary measures to mitigate them.

Key Actions:

• Identify Hazards: Assess sources of ignition, flammable materials, and potential obstructions to evacuation routes.
• Evaluate Risks: Determine the likelihood of a fire starting and the potential impact on occupants and property.
• Implement Control Measures: Develop and implement strategies to reduce risks, such as removing hazards, installing fire safety systems, or improving escape routes.
• Review Regularly: Update the assessment periodically or whenever significant changes occur, such as renovations or alterations to building use.

2. Maintain Detailed Fire Safety Documentation

Accurate and comprehensive records of fire safety arrangements are essential for compliance. This includes documenting risk assessments, maintenance schedules, and evacuation plans.

Key Actions:

• Create a Fire Safety Management Plan: Outline how fire safety is managed, including roles and responsibilities, training procedures, and inspection schedules.
• Log Fire Safety Inspections: Record all inspections, tests, and maintenance activities, including details of the equipment or systems checked and any actions taken.
• Maintain Accessibility: Ensure that records are readily accessible for audits or inspections by enforcement authorities.

3. Ensure Resident Engagement and Communication

For buildings with two or more sets of domestic premises, it’s mandatory to provide residents with clear fire safety information. This fosters transparency and helps occupants understand how to respond in an emergency.

Key Actions:

• Provide Fire Safety Information: Share details on evacuation procedures, fire prevention measures, and the location of fire safety equipment.
• Use Accessible Formats: Ensure that the information is easy to understand and available in multiple formats to accommodate diverse resident needs.
• Establish Communication Channels: Create systems for residents to report fire safety concerns, such as a dedicated phone line or email address.

4. Regularly Inspect and Maintain Fire Doors

Fire doors are a critical part of passive fire protection, helping to contain fires and prevent the spread of smoke. Regular inspections ensure they remain in good working order and meet compliance standards.

Key Actions:

• Check for Damage: Inspect for any warping, cracks, or damage to the door or frame that could compromise performance.
• Verify Proper Functioning: Ensure doors close and latch securely without obstruction and that seals and intumescent strips are intact.
• Document Inspections: Keep detailed records of all inspections and maintenance activities, noting any repairs or replacements made.

5. Facilitate Collaboration Among Responsible Persons

In multi-occupancy buildings or premises with shared spaces, multiple Responsible Persons may have overlapping duties. Collaboration ensures cohesive fire safety measures and compliance.

Key Actions:

• Identify Shared Responsibilities: Determine who is responsible for specific areas or systems within the premises.
• Coordinate Fire Safety Measures: Work together to ensure that systems, such as alarms and evacuation procedures, are compatible and effective across the building.
• Maintain Open Communication: Hold regular meetings to review fire safety measures and address any changes or challenges.

6. Conduct Cause and Effect Testing for Fire Alarm Systems

Cause and Effect Testing ensures that fire alarm systems and other fire safety measures, such as sprinklers and fire doors, function as intended in response to specific triggers.

Key Actions:

• Test System Integration: Verify that alarms activate appropriately and trigger connected systems, such as releasing fire doors or initiating phased evacuation protocols.
• Document Results: Record the outcomes of all tests, including any faults identified and corrective actions taken.
• Schedule Regular Testing: Conduct tests at regular intervals to ensure ongoing reliability and compliance with standards like BS 5839-1.

7. Update and Maintain Premises Information Boxes (PIBs)

For high-risk buildings, Premises Information Boxes (PIBs) provide vital information to emergency responders during a fire. Ensuring these boxes are up-to-date is a key part of compliance.

Key Actions:

• Include Essential Documents: Populate PIBs with current building layouts, evacuation plans, fire safety equipment locations, and contact details.
• Position Strategically: Install PIBs near main entrances or locations easily accessible to emergency services.
• Review Annually: Update the contents regularly to reflect any changes to the building or fire safety measures.

8. Engage Competent Professionals

Compliance requires that qualified and experienced professionals carry out all fire safety assessments, installations, and maintenance activities.

Key Actions:

• Verify Credentials: Ensure that anyone performing fire risk assessments or system maintenance is certified and experienced.
• Seek Third-Party Certification: Look for professionals who hold recognised certifications from fire safety organisations.
• Monitor Work Quality: Review completed work to ensure it meets the required standards and regulations.

9. Implement a Golden Thread of Information

The “golden thread” refers to the digital and physical documentation of all fire safety information related to the building, ensuring continuity throughout its lifecycle.

Key Actions:

• Centralise Records: Maintain all fire safety information in a central, easily accessible location.
• Digitise Documentation: Use secure digital systems to store and manage records, enabling quick updates and retrieval.
• Ensure Accuracy: Regularly review and update the golden thread to reflect the latest fire safety measures and building modifications.

By following these steps, you can meet the enhanced fire safety standards outlined in Section 156 of the Building Safety Act. Proactive planning, thorough documentation, and regular maintenance are key to protecting occupants, ensuring compliance, and minimising fire risks.

Defining ‘Higher-Risk Building’ (HRB) and ‘Relevant Building’

The Building Safety Act 2022 and associated regulations establish specific criteria to identify buildings that require enhanced safety measures. Understanding these definitions is crucial for compliance with current UK building safety legislation.

Higher-Risk Buildings (HRBs)

Under the Building Safety Act 2022, a Higher-Risk Building is defined as a building that meets the following criteria:

1. Height: The building is at least 18 metres in height or has at least seven storeys.
2. Usage: The building contains at least two residential units.

This definition is outlined in the government’s guidance on the criteria for determining whether a building is a higher-risk building during the occupation phase.

Relevant Buildings

The term Relevant Building is used within the Building Safety Act to identify buildings where certain financial protections apply for leaseholders in England. A Relevant Building is defined as a self-contained building, or self-contained part of a building, in England that:

1. Height: Is at least 11 metres in height or has at least five storeys.
2. Usage: Contains at least two dwellings.

This definition is provided in the government’s guidance on the definition of ‘relevant building’.

Importance of These Definitions

Identifying whether a building qualifies as an HRB or a Relevant Building is essential for determining the applicable safety regulations and obligations. HRBs are subject to more stringent safety requirements, including regular fire risk assessments, safety case reports, and the appointment of an accountable person. Relevant Buildings, while subject to certain protections, also have specific obligations under the Building Safety Act.

Building owners, managers, and Responsible Persons must assess their buildings against these criteria to ensure compliance with the appropriate safety standards and legal requirements.

How Fire Risk Assessment Network Can Assist You

At Fire Risk Assessment Network, we provide a comprehensive range of fire safety services designed to help you comply with Section 156 of the Building Safety Act 2022 and related fire safety legislation. Our expertise ensures your premises are fully compliant, and your occupants are safeguarded.

Our Services Include:

• Fire Risk Assessments: Comprehensive evaluations that identify fire hazards, assess risks, and provide tailored mitigation strategies to enhance safety and compliance.
• Fire Door Inspections: Detailed inspections to ensure your fire doors meet legal standards and function effectively as part of your building’s passive fire protection measures.
• Fire Safety Documentation Management: Assistance in creating, organising, and maintaining the ‘golden thread’ of fire safety information required for compliance with the Act.
• Resident Engagement Support: Development of clear and accessible fire safety guides, materials, and communication plans to inform and empower building occupants.
• Fire Safety Training: Tailored training sessions for staff, residents, and fire marshals to build awareness of fire prevention, evacuation procedures, and emergency roles.
• Premises Information Box (PIB) Support: Assistance with creating and maintaining up-to-date documents and plans for PIBs, ensuring emergency services have the critical information they need during a fire.
• Fire Strategy Development: Creation of detailed fire strategies, including evacuation plans, compartmentation solutions, and phased evacuation protocols, tailored to your building’s needs.
• Fire Safety Signage and Plans: Development and placement of compliant fire safety signage and the creation of detailed CAD-based fire escape and evacuation plans.

Conclusion: Ensuring Compliance and Safety

The Building Safety Act 2022, particularly Section 156, places a legal and moral obligation on Responsible Persons to elevate fire safety standards. By understanding your responsibilities and implementing the necessary measures, you can safeguard your premises, occupants, and your reputation.

At Fire Risk Assessment Network, we are here to support you every step of the way. From risk assessments to resident engagement, our services are designed to simplify compliance and enhance safety.

Contact us today to discuss how we can help you meet the fire safety requirements of the Building Safety Act 2022.