Building safety
What are the Building Safety and Fire Safety Acts?
The government has launched the Building Safety Act and Fire Safety Act to enhance building safety. These Acts will better protect people in and around buildings and raise building standards.
The Act's requirements are complex and far-reaching. They will change how we deliver services and be 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 a building's whole lifecycle. It includes design, planning, construction, and ongoing management. It views the building as a whole, not as separate parts.
The London Borough of Tower Hamlets, as owner of the buildings and managing agent, welcome the Building Safety Act and its guidance to improve residents' safety.
Whilst the Act was made law in April 2022, we have been working to improve building safety for many years.
We have several groups of staff and residents. They drive improvement. They are part of our decision-making process and report to 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. They must look at the whole building, not just fire safety or parts of it.
Landlords have to develop an approach and complete ‘Safety Case Reviews’ on all the taller blocks that fall under the Act.
WeThey have appointed a specialist company. It is training staff on how to complete a safety case review. The training uses a methodology adopted from industries like Nuclear, Rail, and Oil/Gas. These industries have long-established safety cases.
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.
Next, we will use the lessons from the pilot case. Then, we will do safety cases on the remaining buildings, in risk order. We will prepare any necessary building safety works and prioritise them 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
- the Tower Hamlets council
- the Fire Brigade
- the Fire Risk Management Group
- the Residents Building Safety Group
- and formal resident groups will continue.
They set 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.
We will keep doing Fire Risk Assessments and necessary actions. Assessments will also examine building construction in detail. Moreover, we will collaborate with Tenant Management Organisations and partners. This ensures everyone understands their responsibilities in 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. They provide the London Fire Brigade with all the information they need on the buildings' size, design, and floor layouts 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. They contain useful information for the emergency services in an incident.
We will install these boxes on all the other high-rise blocks within the scope of the Act.
In 2019, we provided Fire Safety Information Packs to residents of the tallest blocks. 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. There is no ACM cladding (the type used on the Grenfell Tower) on council-managed blocks. All blocks in scope of the Act are getting an in-depth external wall survey. It will detail any required works.
Some blocks have already had external wall coverings removed where there was any doubt on safety grounds.
Electrical Safety Testing is underway. It will be increased. Also, we are reviewing signage in common areas 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 find needed works. So, we are constantly updating and re-prioritising the works delivery programme.
Works that are due to be undertaken are shown on the website on a block-by-block basis. Also 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, fulfilling the Act's requirement to investigate resident complaints. We will continue to publicise this process and inform residents of their rights. They can approach their elected Members, the council, the London Fire Brigade, the 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 the buildings' owner, is the 'Accountable Person.' It must assess building safety and ensure safety.
We must carry out activities like inspections, considering risk, and delivering necessary safety works. So, we have recruited additional staff with the right skills to ensure this.
We are using regulator guidance and principles for building safety. This includes their strategic plan, cost-benefit analysis, and a Residents Panel report.
In summary
Building safety is familiar to us. However, the Act enhances its focus and importance. We benefit from strong partnerships, especially with the London Fire Brigade and the council.
The blocks have been invested in over time. The council has funded fire and building safety works.
We have a strong bond with its residents. They give their time, knowledge, and skills to create great homes, communities, and services.
If you have any questions or concerns on building safety, please ask – staff will be happy to help.