The law for residential buildings in England, in plain English.
Two lines decide most of what applies: 11 metres and 18 metres. Every guide names the Act and section, and the date we checked it.
On this page
In short
- Every block of flats. Where a building has two or more homes, the fire risk assessment covers its structure, its external walls (including windows and balconies) and the front doors of the flats (Fire Safety Act 2021 s.1, adding art. 6(1A) and (1B) to the Regulatory Reform (Fire Safety) Order 2005). Checked .
- 11 m residential building. In a block of flats above 11 metres, communal fire doors are checked at least every 3 months, and the responsible person must use best endeavours to check flat front doors every 12 months (Fire Safety (England) Regulations 2022 reg. 10). From 11 metres or 5 storeys, leaseholders are protected from many remediation costs (Building Safety Act 2022 s.117 and Schedule 8). Checked .
- Higher-risk building. At least 18 metres high or at least 7 storeys, with at least two homes (Building Safety Act 2022 s.65). It is registered with the Building Safety Regulator (s.78), and its accountable persons manage its building safety risks and keep its information up to date (ss.83, 84 and 88). Checked .
Find your line
Three example buildings. The 8 metre building is below both lines. The 14 metre building is above the 11 metre line, so it is an 11 m residential building. The 26 metre building is above the 18 metre line, so with two or more homes it is a higher-risk building.
The guides
| Guide | In one line | Applies to | Checked |
|---|---|---|---|
| Building Safety Act 2022 | Defines higher-risk buildings and their accountable persons, sets up the Building Safety Regulator, and protects leaseholders from many remediation costs | Higher-risk building; 11 m residential building (Part 5) | |
| Fire Safety Act 2021 and Fire Safety (England) Regulations 2022 | Brings external walls and flat front doors into the fire risk assessment; adds fire door checks above 11 m and more duties at 18 m | Every block of flats; 11 m residential building; higher-risk building | |
| Regulatory Reform (Fire Safety) Order 2005 | The fire safety law that always applies: the responsible person and the fire risk assessment | Every block of flats | |
| Higher-Risk Buildings (Descriptions and Supplementary Provisions) Regulations 2023 | How height and storeys are measured for the 18 m and 7-storey test, and which buildings are excluded | Higher-risk building | |
| Higher-Risk Buildings (Key Building Information etc.) (England) Regulations 2023 | The information the principal accountable person gives the regulator, and when | Higher-risk building | |
| Principal accountable person | Who is responsible for a higher-risk building, and how to tell (Building Safety Act 2022 ss.72 and 73) | Higher-risk building | |
| External wall appraisals (FRAEW) | What a fire risk appraisal of the external walls (FRAEW) is, and who asks for one. PAS 9980:2026 is the current edition (BSI, September 2026); appraisals competently produced under the 2022 edition remain valid (GOV.UK, 14 Sep 2026; LexisNexis legal news, 17 Sep 2026; checked 21 Oct 2026) | Standard | |
| EWS1 form | The form many lenders ask for to show an external wall has been reviewed. Not a life safety certificate | Standard |
Looking for funding?
Since 1 September 2025 the Cladding Safety Scheme is the one open route for cladding funding on buildings over 11 metres; the Interim Measures Alarm Fund pays for interim alarms.
Checked against GOV.UK on 26 October 2026. Schemes open and close; this may have changed since, so confirm on GOV.UK before relying on it.
See funding routesHow Golden Ledger helps
Golden Ledger keeps one clear record of each building, and your council reviews it. When you answer the building safety questions, a “What is this?” panel beside a question shows the same summary as these guides, with its source. You can read the law as you answer, without leaving the page.
Sources and checked date
Every guide shows the date a person last read its sources. Once a week we fetch every law, regulation, standard and scheme page we cite. If one changes, a person re-reads it before the date moves, and the change is listed on What has changed.
What has changedGeneral information, not legal advice. Golden Ledger shows which rules and funding routes may apply, based on your answers. A qualified professional should confirm them. Golden Ledger does not enforce the law, is not the Building Safety Regulator and does not give legal advice. Your council reviews what you send. Fire safety law is enforced by your fire and rescue authority. In higher-risk buildings, the Building Safety Regulator also enforces the duties in Part 4 of the Building Safety Act 2022.
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