Fire Safety Regulations Are Changing – Is Your Project Future-Proofed?

The UK’s fire safety landscape is rapidly evolving, and for those in construction, future-proofing is essential.

With regulatory changes already in effect and more coming in 2025, specifiers, developers, and contractors must understand how today’s compliance decisions can influence risk, cost, and the viability of future projects. The government estimates that remediation work for affected buildings could cost up to £15 billion, a significant portion of which will fall on developers and building owners.

A Higher Bar for Materials…

Recent amendments to Approved Document B require that materials used in external walls of buildings over 11 meters must meet a minimum fire classification of A2-s1-d0 or better. This classification, based on the BS EN 13501-1 Euroclass system, ensures materials are non-combustible, produce minimal smoke, and don’t emit flaming droplets during a fire.

Joe Ragdale, External Wall Insulation Expert and Technical Director of Wetherby Wall Systems, comments: “This shift in the minimum legal requirement marks a turning point for fire compliance, but industry best practices are pushing further. Designers and contractors need to focus on whole-system performance, not just the material label, to ensure projects remain compliant and resilient for years to come.”

From March 2025, the transition from BS 476 to European EN standards will begin, with full adoption expected by September 2029. This shift places a greater emphasis on direct product testing and system integrity.

Why Projects Still Fall Short

Despite these significant changes, many buildings remain non-compliant. As of October 2024, only 30% of high-rise buildings with unsafe cladding had completed remediation, and many more buildings have yet to be assessed. Fire safety assessments often overlook crucial elements such as balconies, plant rooms, and below DPC zones.

“We regularly see this gap in retrofit projects,” says Ragdale. “The focus is often on visible elements like cladding, while critical junctions and base details that influence fire and moisture performance are neglected.”

At Wetherby Wall systems we are constantly reviewing the market and creating innovations to battle future challenges. Innovations like our recent below-DPC offering, SOQEL, the only A2 rated below-DPC system on the market.

Future-Proofing Through Design

The Building Safety Act 2022 and Gateway 2 introduced stricter accountability for Principal Designers and Contractors, including the need for proof of competence. With long-term liability now a real concern, designing with future compliance in mind is not only safer—it’s smarter.

Ragdale adds, “The cost of non-compliance isn’t just legal; it’s reputational and financial. Projects designed to meet only today’s standards may quickly fall short. Thinking ahead can protect both the building’s integrity and your bottom line.”

Final Thoughts

Future-proofing a construction project involves more than adhering to current regulations—it means anticipating where fire safety is headed. By prioritising tested systems, adopting non-combustible materials, and understanding the new regulatory responsibilities, the construction industry can avoid costly remediation, protect reputations, and, most importantly, deliver safer buildings.

FAQ’S

What materials are now required for external walls over 11 meters?

Materials used in the external walls of buildings over 11 meters must meet a minimum fire classification of A2-s1-d0 under the BS EN 13501-1 Euroclass system. These materials must be non-combustible, produce minimal smoke, and not emit flaming droplets in the event of a fire.

What is the difference between BS 476 and BS EN standards?

BS 476 is a UK standard for fire testing, but it is being phased out in favour of European EN standards. By September 2029, the transition to EN standards will be complete, and these standards place a stronger emphasis on direct product testing and system performance.

Why is fire safety compliance so important for future projects?

With ongoing changes to fire safety regulations, ensuring compliance today can prevent costly remediation work in the future. Non-compliant buildings are at risk of legal action, and non-compliance can affect reputations and financial outcomes, particularly for developers and building owners.

How can developers future-proof their projects?

For future-proof projects, developers should focus on using non-combustible materials, ensuring that all elements of the external wall system are tested for fire safety, and staying up to date with regulatory changes. In addition, designing with long-term compliance in mind and ensuring all components of the building are assessed for fire safety is crucial.

What does the Building Safety Act 2022 mean for designers and contractors?

The Building Safety Act 2022 introduces stricter accountability for Principal Designers and Contractors, including the requirement to prove competence. This means those responsible for fire safety must ensure their projects meet both current and future fire safety standards to avoid legal, financial, and reputational risks.

What happens if a building doesn’t meet fire safety regulations?

Buildings that fail to meet fire safety regulations may face significant remediation costs, legal action, and reputational damage. Developers and building owners may be held liable for ensuring that buildings are safe and compliant with fire safety standards.