HRB Remediation “What to look out for”
Remediating high-risk buildings goes far beyond replacing unsafe cladding. It involves addressing fundamental safety defects – structural issues, fire hazards and regulatory non-compliance – that pose significant risks to occupants. The Building Safety Act 2022 (BSA) is reshaping the industry, reinforcing that compliance must extend beyond fire safety to encompass all Building Regulations. Focusing on one issue while neglecting others could create further complications down the line.
At DB3, we are leading the largest high-risk building remediation project in Europe. This extends beyond cladding replacement to include structural upgrades, fire safety improvements, and compliance across external and internal building components such as fire routes, party walls, and risers. With thousands of residents’ safety at stake, our approach is nothing short of rigorous. After nearly a year in the process, we have gathered key insights to help navigate this complex landscape.
Don't Panic
Don't Panic
Architects are already doing much of what the Building Safety Act 2022 (BSA) requires – the difference now is that it needs to be formally documented. This isn’t a reinvention of the role, but a shift toward structured accountability.
So, what’s the best approach?
Get Your Records in Order
Get Your Records in Order
Before any real progress can be made, sorting through existing building records is essential. But here’s the reality – record information is often incomplete, inconsistent or just simply incorrect.
At the inception of our project, we received an external hard drive containing over two tera bytes of data in various formats and folder structures; the existing buildings were designed and delivered by a whole host of parties and entities, all to different standards and quality management systems. It took weeks to decipher and extract the relevant details pertinent to the scope of the projects.
Once we had an organised information management system, we started reviewing Type 1 and 2 fire risk assessments for each HRB. The findings? A dire picture of past conversion works, leading us to focus on the worst performing buildings first, conducting validation checks and opening up works.
This revealed a plethora of non-conformances and breaches of Building Regulations. What was most alarming was the blatant disregard to tried and tested designs and standard details, concealed above ceilings and or covered up by painted boards.
What now?
What now?
BIM Level 2 has long been questioned for its ability to store reliable record information and support long term maintenance, largely due to the lack of the provision of training for those who need to access imbedded details. But with the Building Safety Act (BSA) now in force, its value is becoming clearer. Building owners and landlords will want their responsible persons to know what their buildings are made out of.
Bringing Order to the Chaos
Bringing Order to the Chaos
High-risk building remediation isn’t just about fixing defects – it’s about making sense of vast amounts of fragmented data.
To capture the plethora of defects and breaches and bring order to the tera byte chaos, we are now building a digital twin of the estate. This will provide a clear visual of where surveys were conducted and where issues were found. The model will also quantify remediation works, ensuring every critical detail needed for fault rectification is included. It will serve as a live record, maintaining essential building information throughout its lifespan until demolition. The digital twin will also allow us to test different scenarios, helping to refine project phasing and planning. Once Gateway 2 approvals are in place, this will be a key tool in delivering the works efficiently.
Collaboration, collaboration, collaboration
Collaboration, collaboration, collaboration
In 1998, Sir John Egan’s ‘Rethinking Construction’ called for major changes in the UK construction industry. He highlighted inefficiencies and pushed for better customer satisfaction, integrated processes, and a stronger focus on quality and workforce development. Egan also advocated for a more collaborative approach, where risks are shared, and industry wide improvements are prioritised.
The Building Safety Act (BSA) is set to drive similar changes. It will push the industry toward greater collaboration and risk awareness, making it harder for companies to simply “mark their own homework”. However, this will require earlier engagement with contractors and suppliers who can advise on buildability, tested product solutions, and certified innovations.
For complex projects, fire engineers and building control advisors will need to work alongside the Principal Designer (Architect), and the wider design team from the outset. This will ensure thorough Gateway submissions – especially since there has been little feedback from the Building Safety Regulator so far, with nearly 30% of submissions have been deemed invalid.
Insurers are also likely to see the introduction of Principal Designers as a positive step. By actively managing risks and ensuring regulatory compliance in partnership with clients and contractors, this role should lead to safer projects and potentially lower insurance premiums.
As a profession, we should embrace this role – not shy away from it. This is an opportunity to lead, take ownership, and raise industry standards.
Author
Author
This article was written by Julius Steinert, Managing Director – South at DB3. A Chartered Architect, Julius has extensive experience leading design teams and serving as Principal Designer. He plays a key role in shaping DB3’s Principal Designer expertise, guiding our Principal Designer Lead, and driving best practices across projects.
Julius oversees DB3’s studios in London, Birmingham, Cardiff, and Aberystwyth.
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