Legislation is fundamentally reshaping the UK construction industry’s approach to building safety, but there’s a lot of information and obligations to manage. Can blockchain technology help the sector adapt? Tim Clark reports
It can be argued to have fundamentally reshaped the UK’s approach to construction safety since it was passed into law in 2022.
With a phased period of implementation, the Building Safety Act of 2022 (BSA) has now become embedded in many aspects of the development and construction world.
How has the Act changed the sector, what is still to come and, importantly, how will technology influence design and construction?
Arguably, the biggest change in the Act is the role of clients in their projects. Although many clients take a proactive approach to their schemes, the law now requires a lot more attention to detail as it raises safety and, importantly, accountability when it comes to high rise residential buildings or other construction.
Eoin Leonard, chief executive of multidisciplinary consultancy Catalyst Group, believes that developers who ‘under-invest’ in technical oversight may be relying on others to assure them that their buildings are compliant under the new regime.
“The client cannot simply outsource their duty of care,” he says. “Although they can nominate others to undertake the work on their behalf, the responsibility still lies with the client under the regulations.
“Clients who do not consider the need to appoint an adequately resourced Client Monitoring Team (CMT) may be putting their project and the many relevant stakeholders at risk. The days of ‘arms-length’ due diligence are behind us as an industry, or at least they should be.”
Regulations, regulations, regulations.
A cornerstone of the BSA is the introduction of the Building Safety Regulator (BSR), which now functions as an independent overseer for construction works.
The regulator is mandated to ensure compliance and safety is met across the sector. Developers and landlords must now demonstrate robust safety measures throughout the building lifecycle.
This approach marks a significant departure from previous reactive safety strategies, where compliance was often questioned only after incidents.
The Chartered Institute of Building’s (CIOB) code of practice for project management emphasises the project manager’s responsibility to advise clients on all aspects of the project, including legal and regulatory compliance.
Building Control has also had an overhaul due to the Act.
“One of the most striking changes under the BSA is how Building Control Bodies (BCBs) operate,” says Jason Devenish, early engagement specialist at Premcrete.
“They’re no longer advisors on compliance; their role is strictly to approve (or reject) submissions. While this may feel unhelpful, it’s not. They’re simply doing what they’re supposed to – ensuring safety and compliance by holding designers and contractors accountable.”
When it comes to Higher Risk Buildings, known as HRBs. The Act has allowed for what is known as a ‘change control’. This means that any major change in design after the initial construction designs have passed the regulatory hurdle known as “gateway 2”, must be sent back to the regulator for approval. This has had an impact on facade design among other things. Often seen as a minor change prior to Grenfell or the BSA, facade designers now need to take into account how they specify at an early stage.
The Act dictates that each element of a façade on an HRB, including cladding materials and internal plasterboard, must now meet Euroclass rating A1 (non-combustible) or A2 (very limited combustibility), unless they are exempt under Section 7 of Approved Document B.
While the Act has undoubtedly strengthened safety standards, it has introduced logistical and financial pressures. Smaller developers, in particular, struggle to meet the increased costs associated with compliance. Furthermore, delays in issuing detailed guidance have left some ambiguity in areas such as insurance and liability.
Law firms have begun reporting an increased reliance on expert testimony and documentation to navigate the Act’s stringent requirements. The introduction of AI tools in planning and legal practices may offer a way for both developers and law firms to manage the administrative burden, this however also comes with its own risks on reliability.
When it comes to productivity, AI can give with the one hand, and take with the other.
Is blockchain the answer?
The simple answer is we will have to see. However despite confusion over what blockchain is, it could help the sector unblock some of the issues with the BSA.
The technology offers construction developers a secure and transparent method to manage and document compliance with building safety regulations. Blockchain achieves this by utilising a decentralised ledger, with all stakeholders – including developers, contractors, and regulators – able to access an immutable record of a building’s safety-related data.
This ensures that information such as inspection reports, maintenance logs, and safety certifications are consistently up-to-date and tamper-proof, thereby enhancing accountability and facilitating adherence to safety standards.
The implementation of smart contracts within blockchain systems automates compliance processes by executing predefined actions when certain conditions are met. For example, a smart contract can automatically schedule safety inspections or release funds upon the completion of safety milestones, ensuring that regulatory requirements are systematically fulfilled without manual intervention.
According to IEEE – the Internet of Things Journal, blockchain’s inherent transparency fosters trust among all parties involved.
Regulators can efficiently monitor compliance in real-time, while developers can demonstrate their commitment to safety standards, potentially expediting approval processes and reducing administrative burdens. This streamlined approach not only enhances operational efficiency but also mitigates the risk of non-compliance penalties.
In summary, integrating blockchain technology into construction project management provides a robust framework for meeting building safety regulations. It ensures the integrity and accessibility of safety records, automates compliance tasks, and promotes transparency, collectively contributing to safer building practices and improved regulatory adherence.
Other innovations are also coming to the sector. A paper published in the Engineering, Construction and Architectural Management journal in September this year highlighted how computer ‘vision’ will also allow a transformation in how in-person inspections are undertaken.
Working alongside a blockchain system, the computer vision can automatically identify site safety, to capture visual data, such as images or video footage, that can then be recorded and verified using blockchain technology. This means that the data is not only secure and tamper-proof but can also be easily shared and accessed by anyone who is authorised.
This may be most useful in monitoring the supply chain. Aspects of the Grenfell Inquiry report looked at the supply chain and products which were supplied during the refurbishment of the tower, and the subsequent safety lapses across the same supply chain.
Computer vision can allow products that are only those certified to be used on a construction project, or ensure they meet the same design brief as those specified almost automatically by checking visual readouts from the construction site with the information about the project that is stored centrally.
According to Kasun Moolikagedara, the tech combination could dramatically change how firms meet new safety standards anywhere where quality and assurance is key – which would include construction sites.
“By using computer vision to track and verify the movement of goods, companies can ensure that their products are not being counterfeited or tampered with,” he says.
“The combination of blockchain and computer vision represents a significant opportunity to revolutionise many industries. By leveraging the strengths of both technologies, we can create secure, transparent, and efficient systems that can improve the way we live and work.”
Whether any of the above tech innovations move from the cutting edge to being mandated for use is an open question. But since the introduction of the series of gateways, clients or the people they advocate to be responsible for projects are looking for solutions.
Since the Act was passed the interplay between building safety, sustainability and digital productivity gains has also risen in prominence, reflecting broader trends in governance – which for now at least – is improving.
The Building Safety Act is reshaping the UK’s construction and property landscape, ushering in a new era of accountability and safety. While its benefits are clear, the journey toward full implementation highlights the complexities of systemic reform.
As stakeholders continue to adapt, the Act represents both a challenge and an opportunity to redefine best practices in building safety and management.
Building Safety Act Gateways
The Building Safety Act 2022 introduces three key gateway points to ensure rigorous oversight at critical stages of building projects, especially for higher-risk buildings. These gateways aim to embed safety considerations throughout the design, construction, and occupation phases:
- Gateway One: Planning Stage
Ensures fire safety is considered early in the design process. Applicants must submit a fire statement outlining fire safety arrangements as part of their planning applications for relevant developments. Local planning authorities, supported by fire and rescue services, review these statements to assess compliance.
- Gateway Two: Pre-Construction
Acts as a “stop/go” decision before construction begins. Developers must submit detailed building control approval applications, including full plans for fire and structural safety. Construction cannot start until the Building Safety Regulator grants approval.
- Gateway Three: Pre-Occupation
Ensures buildings meet safety requirements before being occupied. Developers must submit as-built plans and a comprehensive safety case report demonstrating compliance. A Building Registration Certificate is required before occupation. The gateway validates that safety measures have been implemented effectively during construction.
Image credit: Gerd Altmann/Pixabay
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