Managing Building Control and Fire Authority During Complex Works

1. The Gateway Process & Regulatory Oversight

For high-risk buildings (HRBs) and complex commercial refurbs, the “Gateway” system now requires strict sign-offs before moving to the next phase.

• Early Liaison: We don’t wait for a formal application. We invite the Building Control Body (BCB) to review the fire strategy and structural design early. This identifies “compliance gaps” while they are still cheap to fix on paper.

• The Fire Authority (Regulatory Reform Order): On hotel and commercial projects, the local Fire Authority must be satisfied with egress routes and fire-fighting access. We manage this tripartite relationship between the Client, Building Control, and the Fire Service.

2. Fire Safety in Existing Fabric: The “Real-World” Conflict

Meeting modern Approved Document B standards in a Victorian or Georgian building (common in Brighton) is a technical challenge.

• Compartmentation: Existing floor voids and lath-and-plaster ceilings are rarely fire-rated. We specialize in “non-intrusive” upgrades, such as fire-rated intumescent “pillows” in service risers and fire-line board reinforcements that don’t compromise heritage features.

• Cavity Barriers: A major focus for inspectors. We document the installation of every cavity barrier with timestamped and geo-tagged photography to provide an undeniable “Evidence Pack” for the final sign-off.

3. Managing the Inspection Schedule

A project can slip by weeks if the contractor misses an inspection point (e.g., covering up structural steel or drainage before it’s been sighted).

• The Inspection Log: We maintain a live “Inspection Tracker.” We notify the authority 48 hours before any critical element is “closed up.”

• Site Diaries & Evidence: If an inspector cannot visit on a specific day, we provide high-resolution video and photo evidence of the work, ensuring the programme isn’t held up by the surveyor’s diary.

4. Fire Authority Requirements for “Live” Sites

In occupied buildings (referencing Topic 4), the Fire Authority’s main concern is the safety of the current occupants during the works.

• Temporary Fire Strategies: We develop a site-specific plan showing how the fire alarm system is maintained and where temporary fire-exit signage is placed.

• Fire Service Access: We ensure that “Dry Risers” and hydrant access remain clear of construction plant and scaffolding at all times.

5. Achieving the Final Completion Certificate

The Handover phase is often delayed by “Missing Paperwork.” We mitigate this by building the Operation & Maintenance (O&M) Manual in real-time.

• Commissioning Certificates: We collect fire alarm, emergency lighting, and sprinkler commissioning certificates the moment they are tested.

• The “Final Walkthrough”: We conduct a “Pre-Final” inspection with the Building Control Officer two weeks before completion. This identifies any minor snags that could prevent the issuance of the Completion Certificate on handover day.

[EEAT Validation: The Regulatory Partner]

The Bloomsbury Standard: Compliance isn’t a box-ticking exercise; it’s a life-safety commitment. Our CIOB-accredited managers understand the nuances of the latest Building Safety legislation. We don’t just follow the rules; we document the proof, ensuring that Asset Owners and Architects are fully indemnified and that their buildings are 100% compliant from Day 1.

View our Commercial & Hotel Refurbishment Page

Read our Guide on Structural Stabilisation & Authority Liaison