BSR Building Work for London HRBs

Experienced BSR Refurbishment Contractors for High-Rise Residential Buildings

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High-Rise Apartment Block Refurbishment & BSR-Aware Remedial Works

If you need a London building contractor for refurbishment or remedial work in a high-rise residential building, contact Building Vision London to discuss your project. In England, the higher-risk building regime can apply where a building is at least 18 metres high or has at least seven storeys and meets the relevant use criteria. The project team should confirm the building's status, applicable exclusions and requirements for the proposed work using the official guidance.

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The Building Safety Regulator (BSR) Oversees the Safety and Compliance of Higher-Risk Buildings (HRBs) in England

Established in 2021 as a response to the Grenfell Tower tragedy, BSR is central to the government’s building safety reforms. It’s full statutory powers are granted under the Building Safety Act 2022. The Building Safety Regulator puts residents at the heart of everything it does, to promote higher standards and culture change in the built environment. BSR has a separate website at GOV.UK For high-rise residential and higher-risk building projects, Building Vision London carries out refurbishment and remedial works with building safety, compliant materials, careful workmanship and clear project records at the centre of the process.

GOV.UK
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A Recent Project Where Previous Remedial Building Work Fell Short

High-rise refurbishment projects can become problematic when previous works have been carried out using unsuitable materials, poor attention to detail, incomplete documentation or workmanship that does not meet the required latest Building Safety Regulator standard.

BVL recently acted as Principal Contractor to provide remedial building work for a flat located in a higher risk building at Hopton Street, London SE1. Issues with the previous contractor's work included materials used, fire-stopping, internal layout, structural work, and general workmanship.

Working with the architect, surveyor and fire consultant's drawings, Building Vision London replaced plasterboards, fire-stopping materials and insulation in the residential apartment.

BVL Has Practical Experience of BSR Remedial Works

For refurbishment in a higher-risk building, the project team needs to establish the approvals, specifications and records required for the particular work. Building Vision London works alongside the appointed professionals, following agreed drawings and specifications and maintaining records of the work carried out. Any required approvals and completion certification remain subject to the relevant regulatory process.

Building Vision London can assist with practical remedial works designed to put defective or incomplete building work right. We work carefully to Architect agreed drawings, Building Control specifications, and site requirements, helping clients and professional teams progress the project with greater confidence.

Our work may include internal refurbishment, making good, common area repairs, apartment upgrades, material replacement, builders’ works, fire-safety-aware construction detailing, and coordinated remedial work within occupied or partially occupied residential buildings.

Working Alongside the Wider Project Team in London High-Rise Buildings

Refurbishment in a higher-risk building may involve building owners, architects, surveyors, designers, contractors, fire specialists and building control professionals. The people responsible for managing the occupied building may also need to be involved. Agreeing responsibilities and the information each party needs is an important part of planning the work.

They need building contractor teams who work alongside the wider project team, who understand the importance of doing the work properly, using suitable materials, following approved specifications and maintaining clear records throughout the project.

Building Vision London work collaboratively with both the client and the appointed team to ensure that our part of the work is carried out carefully, recorded properly and aligned with the agreed specification. Where required, we can support the project record with photographs, material information and clear communication throughout the works.

With practical experience across London residential refurbishment, structural alteration, repairs, maintenance and specialist building works, Building Vision London are well placed to support high-rise apartment block projects where quality, safety and compliance are central to the brief.

Common High-Rise Remedial and Refurbishment Work We Support

  • Remedial refurbishment works
  • High-rise apartment block works
  • Internal refurbishment
  • Common area repairs
  • Fire-safety-aware building work
  • Material replacement
  • Making good defective work
  • Working to drawings/specifications
  • Supporting the Golden Thread with clear records/photos/material information

BSR & HRB Frequently Asked Questions

The Building Safety Regulator (BSR) is the primary building control authority for Higher-Risk Buildings (HRBs) in England. It oversees the safety and standards of HRBs throughout their design, construction, and occupation phases to prevent tragedies and ensure resident safety under the Building Safety Act 2022.
For building work in England, a higher-risk building generally meets a height threshold of at least 18 metres or at least seven storeys and contains at least two residential units, or is a hospital or care home. Statutory exclusions and rules for defining the building, measuring height and counting storeys apply. The occupation regime has a different scope, so registration requirements should be checked separately. Use the government's guidance for the relevant phase and ask the appointed professional team to confirm how it applies to the building.
No. Since October 2023, developers and clients can no longer choose their building control body. The BSR is the only building control authority for all HRBs in England.
Planning, building control approval and completion certification are distinct stages. The requirements depend on the building and the proposed work. Where BSR building control approval is required, it must be obtained before work starts. Some work is exempt or follows a different route, and requirements for work to an existing building differ from those for a new building. Check the current BSR approval guidance and agree the approval and completion requirements with the appointed professional team.
The golden thread refers to the requirement to keep, store, and continuously update digital information about an HRB's design, construction, and ongoing maintenance. This ensures that the original design intent and any subsequent changes are accurately tracked to guarantee building safety throughout its lifespan.
Yes. If you need to make structural or safety changes to a building project, you must submit a major change application. The BSR generally takes up to 6 weeks to assess major change applications, and you must not begin the related construction work until those changes are officially approved.
Yes. Carrying out construction work in an HRB without the required BSR approvals (such as Gateway 2 or major change approvals) is an offense that can result in significant legal penalties, including stop notices and criminal prosecution.
Building owners will be required to manage safety risks, with clear lines of responsibility for safety during design, construction, completion and occupation of high-rise buildings. The focus of the Act is on building structural safety and fire safety only, not other aspects. It will also require a ‘golden thread of information’, with safety considered at every stage of a building’s lifetime, including during the earliest stage of the planning process (Gateway 1). Building owners will need to demonstrate that they have effective, proportionate measures in place to manage safety risks, and will need to register their buildings. Any incidents will also need reporting to the Building Safety Regulator, which will be within HSE. The Regulatory Reform (Fire Safety) Order 2005 will also be amended, to ensure tougher sanctions for non-compliance. Those who don’t meet their obligations may face criminal charges.

What We Do

From major construction projects to small building works, our experienced Builders can take care of all your building needs.

Looking for a new home? Why not build one! Get the dream home you really want, with a custom-designed New Build house development project.

Growing family? A new Extension can improve your existing house layout and increase living space, without the need to move home.

Working closely with architects, designers and building control, we provide expert repair & restoration works for Grade I and Grade II listed buildings in London.

Create an extra bedroom with ensuite shower room, or a games room in your unused attic space, with a Loft Conversion customised to your needs.

Our basement conversion specialists will convert your cellar into a habitable living space customised to your needs.

Modernise and improve the comfort and funcionality of your home, while also increasing its market value, with a full Refurbishment.

Our Roofers can handle all of your domestic and commercial roofing installations and repairs—hipped, pitched, flat roofs, gutters, soffits & fascias.

Our Glaziers provide all types of new & replacement double or triple-glazed window & doors in all types of material (timber, metal, UPVC, composite) and styles.

Our Electricians handle all your electrical needs—from sockets to rewiring, domestic appliance installations + 24-hour emergency electrician cover.

Our professional Painters & Decorators will ensure your property is finished to the highest standard.

Our Kitchen Fitters can upgrade your existing kitchen, or design and install a new dream kitchen for you.

Our Bathroom Fitters can upgrade your existing bathroom, or install a new bathroom shower or wet room for you.

Our Gas Safe Plumbers handle all your kitchen & bathroom plumbing, and 24/7 emergency plumbing repairs.

Our boiler and central Heating Engineers are fully HVCA qualified and Gas Safe registered.

Our Drainage Contractors can deal with any blocked or slow-moving drains, both inside and outside.

Not just windows & doors—our Carpenters & Joiners can build bespoke furniture to your exact needs.

Our Garden Services team provide landscaping and regular garden maintenance for residential and commercial properties across London.

Our Handyman Team undertake the ‘to-do’ list you've been meaning to complete for ages, but never got around to.

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Why Choose Us For High-Rise Building Repairs

With a deep understanding of the complexities of HRB buildings, Building Vision London is your ideal partner for repair and refurbishment projects. Our team’s expertise spans every aspect of HRB building work, from planning and design to permissions and the use of suitable materials and methods to ensure compliance with BSR regulations.

If you need an experienced London building contractor for high-rise refurbishment, remedial works or apartment block repairs that meet the latest BSR requirements,   contact Building Vision London to discuss your project.

Our expert team is ready to assist you with every step of the process, from securing planning permissions to completing the work with the utmost care and respect for your building’s history.

Building Vision London are Federation of Master Builders members, and fully accredited with all industry professional bodies. Our electricians, plumbers & heating engineers are City & Guilds BS7671 Level 3 qualified and certificated and Gas Safe Registered—in accordance with industry regulations.

Don't hesitate to get in touch with our friendly team. We'd be delighted to discuss your building construction and maintenance needs, offer free advice and suggest a few options. To find out more, give us a call on 0203 302 6361 or 07871 647667. Or to request a free no-obligation quote, email us below.