In June 2017 Grenfell Tower in West London set fire for 60 hours, resulting in 72 lost lives and many more injuries; this has had a huge effect on building safety regulations in high rise buildings today leading to major legal reforms and stricter safety requirements. Grenfell exposed serious failings in fire safety standards, building control processes and the use of combustible cladding material. As a result, significant changes have been introduced to improve accountability and resident safety.
In 2022 the government introduced the building safety act, which created a new building safety regulator (BSR) to oversee the safety of high-risk buildings, especially – those over 18 meters high. This act established clear responsibilities for duty holders making sure safety is considered at every part of a building’s lifecycle – from design and construction to occupation.
Waking Watches:
A waking watch is a team of trained fire wardens who continuously patrol the building 24/7 to detect signs of fire and alert residents so they can evacuate quickly. These are assigned to high-risk high-rise buildings and became mandatory since Grenfell; this pushes owners to re-clad their building as the long-term cost of waking watches overrule the cost of a re-cladding project, as it’s only a temporary measure.
Potter Rapers Role:
As Building Surveyors, our role is to inspect and assess existing cladding systems and external wall materials to determine their fire performance and compliance with current regulatory standards. This includes establishing whether the existing cladding system contains combustible materials and evaluating associated fire risks.
We are responsible for coordinating with fire engineers and other relevant specialists to facilitate comprehensive Fire Risk Appraisals of External Wall construction in accordance with current guidance. This involves ensuring that suitably qualified professionals are appointed, that assessments are undertaken appropriately, and that all necessary information is available to support informed decision-making.
In addition, we interpret and advise on the application of the Building Safety Act 2022 and associated secondary legislation and guidance as it relates to the specific building. This includes:
- Identifying potential compliance issues and determining what remedial works may be required.
- Advising on registration requirements with the Building Safety Regulator.
- Clarifying the statutory responsibilities of the Accountable Person and other duty holders under the Act.
Our role is to ensure that risks are properly assessed, statutory obligations are understood, and appropriate remedial strategies are implemented in a compliant and proportionate manner.
The Path to Safe Re-cladding:
The journey to safe re-cladding begins with a detailed assessment of the existing external wall system to understand exactly what materials are in place and how they would perform in a fire. Where needed, intrusive investigations and testing are carried out to remove any uncertainty. For example, overseeing sections of a roof being cut open and burn through to confirm what material sat beneath the surface. With a clear understanding of the risks, we then work alongside fire engineers and specialist consultants to design a replacement system that meets current guidance, including Approved Document B and relevant PAS standards. Throughout the process, open communication with residents and the client is essential to keep everyone informed and reassured. Finally, careful contractor selection, close monitoring on site and thorough sign-off checks help ensure the completed works are compliant and deliver lasting safety improvements.
Written by: Euan Brophy, Trainee Building Surveyor
