Guidance

Building Safety Regulator: giving us structure and safety information (key building information)

Updated 16 April 2024

Applies to England

This guidance is for a principal accountable person, or someone authorised to act on their behalf who needs to register a high-rise residential building.

When applying to register a high-rise residential building with the Building Safety Regulator, we’ll ask you for some information about the building’s structure and fire safety (key building information). If there’s more than one structure in the building, we’ll ask you for this information for each structure.

You should take all reasonable steps to find this information.

Principal accountable persons must show that they understand the buildings they’re accountable for. The information you give will help you when you start to assess the building’s risks as part of your safety case.

You may be able to get the information we need from the most recent fire risk assessment. If there’s an external wall system (EWS) appraisal, the information might also be there. Or the information may be in your existing maintenance and inspection records. So you should not need to do a full separate survey.

At this stage, we do not need to know about planned changes or improvements. We need you to tell us about the building as it is now – or at the most recent survey.

You have 28 days after submitting your registration application to give BSR more detailed information about the structure and fire safety of the building. The information you give here will help you when you assess the building’s risks, as part of your safety case.

Fire and smoke controls

What strategy do you use to evacuate the residential part of this building or structure?

We only need to know about the evacuation strategy for the residential areas. We do not need to know how you evacuate any non-residential parts.

You may be able to get this information from the latest fire risk assessment.

• phased

• progressive horizontal

• simultaneous

• stay put

• temporary simultaneous

If you select temporary simultaneous, you’ll need to come back later to tell us when you change from using this temporary evacuation strategy.

Fire and smoke control equipment in the residential units of this building or structure

This is not a complete list. It includes only the equipment we need to know about.

What equipment is in the residential units?

You’ll be able to select all that apply:

• heat detectors

• smoke detectors

• sprinklers or misters

There’s also an extra option for you to tell us that there are none of these types of equipment in the residential units. You should also use this option if you cannot access the residential units to check the information.

Fire and smoke control equipment in the parts of this building or structure that residents share

This is not a complete list. It includes only the equipment we need to know about.

You may be able to get this information from your latest fire risk assessment or maintenance and inspection records.

What equipment is in the parts shared by all residents?

You’ll be able to select all that apply:

• alarm connected to heat or smoke detectors

• alarm connected to call points

• fire dampers or duct dampers

• fire extinguishers

• fire shutters

• heat detectors

• dry risers

• wet risers

• automatic smoke control systems (also known as AOVs or automatic opening vents)

• manual smoke control systems

• smoke detectors

• water sprinklers or misters

There’s also an extra option for you to tell us that there are none of these types of equipment in the parts of the building or structure shared by residents.

Where are each type of fire and smoke equipment in this building or structure?

We ask this question for each type of fire or smoke equipment you told us you have. For example, “Where are the smoke detectors in this building or structure?”

We do not ask where the wet or dry risers are.

You’ll be able to select all that apply:

• basement

• bin store

• car park

• common balcony

• common corridor

• common staircase

• external staircase

• lobby

• shared space with equipment, like a utility room, meter room, or shared laundry room

• shared space with no equipment, like a communal lounge

• rooftop

• other - if you select this option, we will not ask for more details about these other locations

Types of lift in this building or structure

This is not a complete list. It includes only the equipment we need to know about.

You may be able to get this information from the latest fire risk assessment or maintenance and inspection records.

You’ll be able to select all that apply:

• evacuation lift – these have structural, electrical and fire protection. They’re used to evacuate people with a disability or extra needs

• firefighters lift – these have protection, controls and signals for firefighters to control. The 2003 British Standard classifies these lifts. So a lift installed before 2003 will not be a firefighters lift

• fire-fighting lift – these are like firefighters lifts but the standards are less stringent. The 1986 British Standard classifies these lifts. So a lift installed before 1986 will not be a fire-fighting lift

• modernised lift for fire service use – these are normally used for passengers. But they have basic extra protection, with controls and signals for firefighters to use

• firemen’s lift – these were installed before fire-fighting lift standards became available (in 1986). They have no complex lift controls or protection measures for firefighters to use

There’s also an extra option for you to tell us that the building has no lifts that assist with firefighting or evacuating residents.

Number of residential unit front doors in this building or structure

You should count the residential front doors and tell us how many of them:

• have no certified fire resistance – use this answer if a residential front door is not a fire door

• are certified fire resistant for 30-minutes

• are certified fire resistant for 60-minutes

• are certified fire resistant for 120-minutes

And how many of the residential front doors there are where you do not know the level of fire resistance.

Number of fire doors in the residential common parts of this building or structure

Count fire doors that residents can walk through, like those between corridors and staircases.

You’ll need to tell us how many of the fire doors are certified as fire-resistant for:

• 30-minutes

• 60-minutes

• 120-minutes

And how many of the fire doors you do not know the certified fire resistance for.

Energy supplies, storage and generation

Storage of energy that supplies this building or structure

This is not a complete list. It includes only the types of energy storage we need to know about.

Do not tell us about energy storage that supplies individual resident’s equipment.

Types of energy storage

You’ll be able to select all that apply:

• hydrogen batteries

• lithium ion batteries

• other – select this if you have any other type of energy storage on site, we will not ask for more details about these

There’s also an extra option for you to tell us that there are no types of energy storage on site.

On site energy generation for this building or structure

This is not a complete list. It includes only the types of energy generation we need to know about.

Types of on site energy generation

You’ll be able to select all that apply:

• air or ground source heat pumps

• biomass boiler

• solar panels or wind turbines

• other - if you select this option, we will not ask for more details about these other types of energy generation

There’s also an extra option for you to tell us that the building has none of these types of energy generation.

Energy supplies to this building or structure

This is not a complete list. It includes only the types of energy supplies we need to know about.

Types of energy supply

You’ll be able to select all that apply:

• district or communal heating

• mains electricity supply

• mains gas supply

• oil

• other - if you select this option, we will not ask for more details about these other types of energy supply

Type of structure

Structure type of this building or structure

You may be able to get this information from the latest external wall system (EWS) appraisal or maintenance and inspection records.

This is not a complete list. It includes only the structure types we need to know about

What is the type of structure?

You’ll be able to select all that apply:

• concrete and steel

• concrete large panel system - 1960s

• concrete large panel system - 1970 onwards

• modular – concrete

• concrete – other

• lightweight metal structure, like aluminium

• masonry

• modular – steel

• steel frame

• modular – other metal

• modular – timber

• timber

There’s also an extra option for you to tell us that the building has none of these structure types.

Reinforced concrete

If the structure of your building is reinforced concrete, select:

• concrete and steel – if the concrete is reinforced with steel

• modular – concrete – if reinforced concrete is used in a modular structure

• concrete – other – if the concrete is reinforced by any material other than steel

If the structure of your building is a reinforced concrete large panel system (LPS), select the relevant LPS option for the year it was built:

• during the 1960s

• from 1970 onwards

Roof

Type of roof on this building or structure

You’ll be able to select one:

• flat roof

• pitched roof

• mix of flat and pitched

Does the roof structure of this building or structure have a layer of insulation?

You’ll be able to select one:

• yes, on top of the roof structure

• yes, below the roof structure

• no

What material covers the largest surface area on this building or structure’s roof?

You’ll be able to select all that apply:

• composite panels

• fibre cement asbestos

• metal sheet – this includes aluminium, zinc or lead

• plastic sheet – this includes PVC, UPVC or fibre reinforced plastic

• polycarbonate sheet

• other sheet material

• rolled or liquid bitumen felt

• rolled or liquid felt – other than bitumen

• rolled or liquid rubber

• rolled or liquid hot or cold roof systems

• reinforced autoclaved aerated concrete (RAAC) - this is for RAAC only. For any other type of concrete, select ‘None of these’

• shingles

• slate

• tiles

• green roof (also known as a living roof or sedum roof)

There’s also an extra option for you to tell us that the building has none of these materials on the roof.

Staircases

Staircases in this building or structure

Total number of staircases

Count all the staircases on the inside and outside, including those that serve the basement.

Number of internal staircases serving all floors from ground level

Count the number of staircases inside, that serve all floors from ground level to the top floor.

External walls

What materials are visible on the outside of the walls of this building or structure?

You should be able to get this information from the latest external wall system appraisal or maintenance and inspection records.

This is not a complete list. It includes only the materials we need to know about.

We have assumed there is glass on the outside walls.

You’ll be able to select all that apply:

• aluminium composite materials (ACM)

• high pressure laminate (HPL)

• metal composite panels

• other composite panels

• concrete

• green walls

• masonry

• metal panels

• render

• tiles – any type of tile, including brick slip, ceramic, or rubber

• timber

• other – if you select this option, we will not ask what other type of materials these were

Aluminium composite material (ACM) or High pressure laminate (HPL) on this building or structure

If you selected ‘Aluminium composite materials (ACM)’ or ‘High pressure laminate (HPL)’, we’ll ask you to select whether the material:

• meets the fire classification A2-s1, d0 or better (set out in the British Standard BS EN 13501-1, this classifies building materials based on their reaction to fire)

• has passed a large-scale fire test to BS8414 (the British Standard for tests that assess the fire safety of cladding applied to the outside of buildings)

• does not meet the fire classification and has not passed the large-scale fire test standard

Percentage of each material on the outside walls of this building or structure

You should estimate the percentage of each material. They must all add up to 100%.

For example, 70% might be covered in concrete while the remaining 30% might be covered in glass.

Help with estimating percentages

Start by calculating the surface area of this building or structure. Then calculate the surface area of the windows and any glass on balcony doors. This helps you to calculate the percentage covered by glass.

Then you can estimate the remaining percentages of the other materials.

Enter whole numbers to estimate the percentage of each of the materials you selected in the previous question.

What type of insulation is used in the outside walls of this building or structure?

This is not a complete list. It includes only the types of insulation we need to know about.

You’ll be able to select all that apply:

• fibre insulation – glass or mineral wool

• fibre insulation – wood or sheep wool

• foil bubble or multifoil insulation

• phenolic foam

• polystyrene insulation – expanded polystyrene (EPS) or extruded polystyrene (XPS)

• polyurethane (PUR) or polyisocyanurate (PIR or ISO)

• other – if you select this option, you’ll need to tell us what type of insulation materials were used but do not use brand names

There’s also an extra option for you to tell us that the building has none of these types of insulation material.

Percentage of each type of insulation in the outside walls of this building or structure

Estimate the percentages of each type of insulation material. They must all add up to 100%

Enter whole numbers to estimate the percentage of each of the insulation materials you selected in the previous question.

Features on this building or structure

You’ll be able to select all that apply. Machinery could be for heating, ventilation or energy generation.

• advertising hoarding attached to a wall

• balconies

• communal recreation area on the roof

• communal walkway between structures

• escape route onto and across the roof

• external staircases

• machinery in an outbuilding

• machinery in a room on the roof

• machinery on the roof

• phone masts

• roof lights or sky lights

• solar shading

• other – if you select this option, we will not ask for more details about these other features

There’s also an extra option for you to tell us that the building has none of these features.

Which materials are used most in the features of this building or structure?

We ask this question for each of the features you’ll select in the previous answer.

If you select ‘Machinery in an outbuilding’ or ‘Machinery in a room on the roof’, we need to know what materials are used most in the construction of the outbuilding or room. We do not need to know what materials the machinery is made of.

We will not ask you to tell us what materials are used most in:

• advertising hoarding attached to a wall

• machinery on the roof

• communal recreation areas

• phone masts

You’ll be able to select no more than 2 of these materials for each of the features:

• aluminium

• concrete

• glass

• masonry

• metal

• plastic

• slate

• timber

• other – if you select this option, we will not ask what these other materials are

How the building is used

For each of the questions we ask about building use, you should choose from this list of options:

• assembly and recreation – any place of assembly, entertainment or recreation, like a bingo hall, theatre, dance school, gym or public library

• office - any office, bank or building society, police or fire station

• residential dwellings, like flats or maisonettes

• residential institution, like a care, residential or nursing home, prison, hospital or boarding school

• other residential use, like a hotel, boarding house, halls of residence or hostel

• shop and commercial – any retail business, like a shop, restaurant or hairdresser

• other non-residential – any other non-residential use, like a car park, storage, bin or meter room, or factory

Primary use for this building or structure?

You should select the area that takes up the most floor space above ground level.

You can only choose one item from the list of potential building uses.

Secondary uses for this building or structure

You should select all that apply from the list of potential building uses.

There’s also an extra option for you to tell us that the building has no secondary uses. Do not tell us that the primary and secondary uses of the building are the same. The primary and secondary uses cannot be the same.

Number of floors below ground level in this building or structure

Count any floor whose ceiling is below ground level, like a basement.

Help with ground level

Ground level is the level of land immediately next to this building or structure. If that land is uneven, count from the lowest part of the land immediately next to this building or structure.

Any ceiling below that level is below ground level. If any part of the ceiling is at or above ground level, count the floor as above ground level.

Primary use of the floors below ground level in this building or structure?

If you tell us there are no floors below ground, we will not ask this question.

If the floors below ground level have multiple uses, select the option that takes up the most floor space.

You’ll be able to select one of the options from the list of building uses.

Has this building or structure had a different primary use in the past?

We’ll ask this question if the primary use for the building is residential dwellings.

We need to know if this building previously had a different primary use. For example, an office or factory could have been converted into residential units.

The answer options for this question are yes or no.

What was the previous primary use of this building or structure?

We’ll ask this question if you answer yes to the previous question.

If it had multiple uses, select the option that took up the most floor space.

You’ll be able to select one item from the list of potential building uses.

What year did this building or structure change use? (optional)

This is the year on the completion certificate that was issued when this change of use happened.

If you do not know the year, leave this blank.

Building works since the original build

You might not know about all previous building works. But you should try to find the information, for example from the building’s records.

Building works since this building or structure was originally built

This is not a complete list. It includes only the building works we need to know about. You will have needed a building control application to carry out most of these building works.

Building works

You’ll be able to select all that apply (even if there has only been a partial change):

• asbestos removal and remediation on multiple floors

• balconies added

• changes in number of residential units

• changes in number or location of staircase cores

• changes to windows

• complete rewiring of buildings or floors

• floors added

• floors removed

• reinforcement works to large panel system structure

• work connected to external walls – includes replacement of cavity barriers, insulation or cladding (like ACM)

You can also select from building works that involved the installation, replacement or removal of:

• active or passive fire systems

• emergency or other lighting

• cold water systems in multiple residential units

• heating or hot water systems in multiple residential units

• gas supply to the building

There may have been other building works. But we do not want to know about those. So we offer extra options for you to tell us that:

• you do not know about any building works that needed building control approval

• the building or structure has not had any of the listed building works

Structure type of floors added to this building or structure

We’ll ask this question if you tell us that one of the building works was to add floors to the building.

The list of structure types is the same as for the structure type of the building.

Most recent work completed on this building or structure

We’ll ask this question if you tell us about more than one type of building works.

You’ll be able to select one of the types of building works.

What year was this work completed?

Enter the year as a 4-digit number.

Connections

We ask each of these questions once for the whole building.

The answer options for the way buildings and structures can be connected are:

• bridge or walkway between sections

• car park below ground

• ground floor, like a shared entrance hall

• levels below ground with a residential unit

• levels below ground without a residential unit

• shared wall with emergency door

• shared wall with everyday use door

• shared wall with no door

• other – if you select this option, we will not ask for more details about these other connections

What connects the structures of this building?

We’ll ask this question if your building has more than one structure.

We remind you of the names of the structures that make up this building.

You’ll be able to select all that apply from the list of options for the way buildings and structures can be connected.

Connections between this building and other high-rise residential buildings

High-rise residential buildings have 7 floors or more, or are 18 metres in height or more, and have at least 2 residential units.

A building may be connected to another by a shared wall, basement, lobby or walkway.

Is this building connected to any other high-rise residential buildings?

The answer options for this question are yes or no.

What connects this building to the other high-rise residential buildings?

We’ll ask this question if you told us the building is connected to other high-rise residential buildings.

You’ll be able to select all that apply from the list of options for the way buildings and structures can be connected.

Is your building connected to any other buildings?

Tell us if your building is connected to any other types of building. Do not tell us about the structures and other high-rise residential buildings you’ve already told us about.

The answer options for this question are yes or no.

What connects your building to the other buildings?

We’ll ask this question if you told us the building is connected to any other buildings.

You’ll be able to select all that apply from the list of options for the way buildings and structures can be connected.

Check your answers

You’ll be given an opportunity to check and correct any of the answers you gave us.

Declaration

The declaration asks you to confirm that:

• you have taken reasonable steps to find the information

• the details you’re giving are correct – to the best of your knowledge

If you’re submitting the information for the principal accountable person, you’re also confirming that they:

• instructed you in writing to submit the information for them

• gave you the details to submit (or you found the information before you submitted it)

We may ask for written evidence that you were authorised to submit the information for the principal accountable person.

You’ll then be able to submit the information to us.