Building Safety Act · Mandatory · All Phases
Building Safety Case Report
A safety case report demonstrating that building safety risks are being managed effectively for a higher-risk building.
Last reviewed: 29 March 2026 — This guide reflects UK law as of this date. BSA 2022 remains current with no amendments enacted as of 29 March 2026. Next scheduled review: 29 March 2027.
| Legal basis | Building Safety Act 2022 ss.79–85 + Higher-Risk Buildings (Management of Safety Risks etc.) (England) Regs 2023 |
| Status | Mandatory — all occupied higher-risk buildings |
| Responsibility | Principal Accountable Person (PAP) |
| Key risks | Spread of fire + structural failure |
| Report length | BSR data shows typical effective reports are 30–60 pages |
1. The Building Safety Case — Ongoing Safety Management, Not a One-Off Document
The building safety case is not a document produced once and filed. It is a living body of evidence that is continuously updated as: the building's condition changes; new risks are identified; safety management arrangements are reviewed; and mandatory occurrence reports are made. The Safety Case Report is the PAP's summary of this living safety case — provided to the BSR to demonstrate that fire and structural risks are being actively managed.
The BSA 2022 Section 85 places a duty on the PAP to prepare and maintain the Safety Case Report. The Principal Accountable Person must revise it whenever necessary — particularly when material changes are made to the building, when the safety management system changes, or when the BSR requires an updated report. This is not a compliance exercise completed for the BAC application and then forgotten.
The Safety Case Report must demonstrate risk management — not simply list what is in place
BSR assessment of Safety Case Reports in the first BAC application period revealed that many reports simply listed the safety measures in place (fire alarms, suppression systems, evacuation plans) without demonstrating how risks had been assessed, how the measures were determined to be adequate, and how ongoing monitoring would ensure they remain effective. The key is to show REASONING — how was the risk assessed? How was this response determined to be adequate? How is it monitored? A list without demonstration of reasoning is insufficient.
2. Building Safety Case Report — Content
The following sections must be included in the Safety Case Report submitted to the BSR.
| Section | Description |
|---|---|
| Building description | Building name, address, height, storeys, units. Registration number. Date of registration. External wall description. |
| PAP details | PAP name, contact. Any other APs and their areas. Relevant persons under Regulatory Reform (Fire Safety) Order 2005. |
| Fire safety risks | Identification of fire and structural safety risks. How they were identified. What could go wrong and consequences. |
| Fire safety measures | Description and assessment of: fire detection and alarm; suppression systems (sprinklers etc.); compartmentation; means of escape; external wall system (cladding); fire doors; evacuation strategy. |
| Structural safety | Structural integrity review. Surveys and inspections conducted. Maintenance of structural elements. Any monitoring in place. |
| Safety management system | Overview of the SMS: roles and responsibilities; policies and procedures; training and competence; monitoring; review. |
| Emergency plans | Emergency arrangements. Evacuation procedures. Cooperation with Fire and Rescue Service. |
| Mandatory occurrence reporting | MOR system in operation. Any MOR notices submitted since last report. Response to any occurrences. |
| Resident engagement | Reference to resident engagement strategy (K11). How residents are involved in safety decisions. |
| Review and revision | When the report was last reviewed. What triggered any revisions. When next review is planned. |
3. Common Mistakes
Preparing the Safety Case Report without the underlying Safety Case evidence
The Safety Case Report is a summary of the evidence in the safety case. A report prepared without the underlying evidence — inspection records, fire risk assessments, structural surveys, maintenance records — is not supported by the safety case. The report must be based on and reference the evidence; it is not a standalone narrative.
Not engaging a suitably competent person to prepare the report
The Safety Case Report requires assessment of both fire and structural safety risks. It should be prepared by or with input from competent professionals — a fire engineer or fire risk assessor (for fire safety) and a structural engineer (for structural safety). A property manager or facilities manager without these competencies preparing the report without professional input is likely to produce an inadequate report.
Not updating the report when material changes occur
Any change to the building — external wall remediation, structural alteration, changes to the fire detection or suppression system — requires the Safety Case Report to be reviewed and potentially revised. A report that has not been updated for 3 years while the building has been significantly altered does not accurately represent the building's current safety position.
Focusing only on fire safety and overlooking structural safety
BSR assessment feedback indicates that many Safety Case Reports focus almost entirely on fire safety and contain minimal structural safety content. Both risks are explicitly required by the legislation. The structural safety section must address: the basis of the building's structural design; any surveys or investigations conducted; ongoing monitoring; and how structural risk is managed.
Not describing the safety management system
A key requirement is an overview of the Safety Management System — the policies, procedures, roles, and responsibilities through which the PAP manages building safety on an ongoing basis. A report that describes the building but not the management system is incomplete.
4. Frequently Asked Questions
Who is the Principal Accountable Person (PAP)?▾
The Principal Accountable Person is the person who owns or has a legal obligation to repair the structure and exterior of an occupied HRB. For most residential HRBs: the freeholder; or where the freehold is split, the person with the relevant repairing obligation for the structure. The PAP has statutory duties including: registering the building; preparing and maintaining the Safety Case and Safety Case Report; applying for the Building Assessment Certificate; implementing the resident engagement strategy.
How often must the Safety Case Report be reviewed?▾
The Higher-Risk Buildings (Management of Safety Risks etc.) (England) Regulations 2023 require the PAP to keep the Safety Case under review and revise when it considers it necessary or appropriate. The BSA Section 85 requires revision when the BSR requests it. Best practice: an annual review of the Safety Case Report, with material revisions whenever: the building is altered; a mandatory occurrence is reported; a fire risk assessment identifies new risks; or residents raise safety concerns.
Does the Safety Case Report apply to buildings constructed before the BSA?▾
Yes — the occupation regime under the BSA applies to all occupied HRBs, not just new buildings. For existing buildings (constructed before October 2023), the PAP is responsible for creating a Safety Case based on whatever information is available about the building’s construction, safety systems, and condition. For many existing HRBs, the information available may be incomplete — in which case investigations (surveys, material testing, drawing recovery) may be needed to fill gaps.
What is a Safety Management System (SMS) for building safety purposes?▾
A Safety Management System is the structured framework through which the PAP manages building safety risks on an ongoing basis. It includes: policies setting out safety commitments; procedures for inspections, maintenance, and emergency response; roles and responsibilities for all persons involved in safety management; training requirements; monitoring and audit; and review processes. BS 9997:2019 (Fire Risk Management System) provides a recognised framework that can be adapted for the Building Safety Act SMS requirements.
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