What are the Building Safety and Fire Safety Acts?
The government has introduced the Building Safety Act and Fire Safety Act to improve building safety. The Acts will strengthen arrangements for the safety of people in or about buildings as well as improve the standard of buildings.
The requirements of the Act are wide ranging, complex and will change the way in which we deliver services and is accountable to residents. The Act focuses on high rise buildings (six storeys or 17.8m and above) of which we manage 77. The Act covers the whole lifecycle of buildings from the design/planning stage through to construction to ongoing management and looks at a building as a whole rather than separate elements.
The London Borough of Tower Hamlets as owner of the buildings and managing agent welcome the Building Safety Act and the guidance to improve safety for residents.
Whilst the Act was made law in April 2022, we have been working to improve building safety for many years. We have a number of groups of staff and residents in place who are continually driving improvement and are part of our formal decision-making arrangements and report into the Council.
How will we assess building safety risk?
One of the biggest changes the Act makes is the need for landlords to assess building safety risk; and assess it by looking at the whole building rather than just aspects such as fire safety or component parts.
Landlords have to develop an approach and complete ‘Safety Case Reviews’ on all the taller blocks that fall under the Act.
We have appointed a specialist company who is training staff how to complete a safety case review using methodology adopted from industries such as Nuclear, Rail and Oil/Gas sectors where safety cases have been established for many years. The Council are developing IT solutions to complete the reviews and capture the information.
A Safety Case is being undertaken on a pilot block with the initial template expected in October 2022. The next steps will be to use the lessons learned from the pilot case and start the process of doing safety cases on the rest of the buildings in risk order and prepare any building safety works that may be necessary and include it in and give it the relevant priority in the works delivery programme.
How will we manage building safety risk?
There are many ongoing activities that contribute to managing building safety risk. The meetings with London Borough of Tower Hamlets, the London Fire Brigade, Fire Risk Management Group, Residents Building Safety Group and formal resident groups will continue as these provide the strategy and monitor progress. Contractors working on site will continue with their safe working practices; we demand they hold a licence for certain works.
Fire Risk Assessments and resulting actions will continue to be completed and Fire Risk Assessments where needed will take a more detailed look at the construction of the building. We will continue to work with Tenant Management Organisations and other partners so there is clarity on responsibilities and who does what on building safety. Servicing of all mechanical items and testing of such things as water quality and gas appliances and pipework will continue. Inspections by surveyors, Neighbourhood teams, caretakers and specialist contractors will continue. The Fire Safety Team will continue to visit residents and provide advice.
We have installed Premises Information Plates on 34 buildings which provide the London Fire Brigade with all the information they need on the size, design and floor layouts of the building when they arrive on site. We will install these plates on all the other high-rise blocks within scope of the Act. We have installed Premises Information Boxes on 36 buildings which contain useful information that the emergency services will use in the event of an incident. We will install these boxes on all the other high-rise blocks within the scope of the Act. Fire Safety Information Packs were provided to residents of the tallest blocks in 2019 and an updated Building Safety Information Pack will be issued to 77 blocks by September 2022.
We have a programme to replace non-compliant doors within the next five years. Whilst there is no ACM cladding (the type used on the Grenfell Tower) on Council managed blocks, all blocks in scope of the Act are receiving an in-depth external wall survey which will provide information on any works required. Some blocks have already had external wall coverings removed where there was any doubt on safety grounds. Electrical Safety Testing is underway and will be increased and signage in common areas is also being reviewed to ensure it meets current standards.
Works Delivery Programme
We have a works delivery programme already in place, delivered through the ‘Better Neighbourhoods’, ‘Estate Improvements’ and Neighbourhood Action Plans’ which are designed to replace parts of buildings and materials as they come to the end of their life and create great places to live.
We use Fire Risk Assessments, External Wall Surveys and Building Surveys to identify what works are needed so the works delivery programme is being continually updated and re-prioritised. Works that are due to be undertaken are shown on the website on a block-by-block basis. In addition to the works delivery programme, there is the ongoing management of building safety risk.
Complaints and Resident Voice
We have adopted the Council’s complaints policy which meets the requirement of the Act to “operate a system for the investigation of resident complaints”. We will continue to publicise the feedback and complaints process and resident rights to approach their elected Members, the Council, the London Fire Brigade, Housing Ombudsman and Regulators.
How does this affect new builds?
The Council is developing new buildings and, under the Act, has some more things to do to check the buildings are ready for occupation. New build completion certificates are required which involves some more detailed assessments before any of the properties are let.
How will this be regulated?
The way in which landlords are being regulated and scrutinised is being strengthened. We are using regulator guidance and principles when developing approaches to building safety and this includes using their strategic plan, their cost benefit analysis and the findings from their Residents Panel consultation group.
Accountability
We are also required to be clear on who is accountable for safety. The London Borough of Tower Hamlets as owner of the buildings is the ‘Accountable Person’ and has overall responsibility for making building safety case assessments and taking steps to ensure safety.
We are responsible for carrying out activities such as inspections, considering risk and delivering any necessary safety works and has recruited additional staff with the right skills to make sure this happens. We are using regulator guidance and principles when developing approaches to building safety and this includes using their strategic plan, their cost benefit analysis and the findings from their Residents Panel consultation group.
In summary
Building safety is not new to us but the Act gives it more focus and importance. We benefit from great partnership working and close joint working with many such as the London Fire Brigade and the Council. The blocks have been invested in over time and the Council has made funding available for fire and building safety works. We have a strong relationship with its residents who continue to give up their time, knowledge and expertise to create great homes, great communities and great services. If you have any questions or concerns on building safety, please ask – staff will be happy to help.