By Robert Howell, Head of Block & Estate Management at Watsons Property
The Building Safety Regulator’s latest update on Building Assessment Certificates is a useful moment for those involved in higher-risk building management.
In July 2026, the BSR confirmed that it plans to move towards a more proportionate and targeted approach to Building Assessment Certificates. The intention is to improve the assessment process, give greater support to duty holders and respond to some of the practical challenges seen since the certificate regime began.
For Principal Accountable Persons, Accountable Persons, resident-led organisations and those involved in managing higher-risk buildings, the important point is that this is a change in approach rather than a reduction in responsibility.
The duties remain. The need for good records, clear resident communication and evidence of how fire and structural safety risks are being managed remains just as important.
What has the BSR announced?
The BSR has said it will update how it approaches Building Assessment Certificates for occupied higher-risk buildings.
The proposed approach is intended to be more proportionate, targeted and risk based. During this transition, the BSR has said it will focus on existing applications until future processes are finalised, only call in new applications where necessary, and provide more targeted support to resident-led Principal Accountable Persons.
The update follows feedback from Principal Accountable Persons, financial institutions and other stakeholders about the way the Building Assessment Certificate regime has worked in practice.
It also recognises that some resident-led organisations have found the process challenging, particularly where volunteer directors are trying to respond to complex legal and evidential requirements.
What is a Building Assessment Certificate?
A Building Assessment Certificate is issued by the Building Safety Regulator when it is satisfied that the Principal Accountable Person is meeting their legal duties under Part 4 of the Building Safety Act.
The certificate relates to higher-risk buildings, which generally means residential buildings in England that are at least 18 metres high or have at least seven storeys, and contain at least two residential units.
The Principal Accountable Person must apply for a Building Assessment Certificate when directed to do so by the BSR.
As part of that process, the BSR assesses information including the building’s safety case report, resident engagement strategy and mandatory occurrence reporting system.
Why is the approach changing?
The BSR has acknowledged that the first rollout of the Building Assessment Certificate regime created difficulties for duty holders.
Its July update refers to long processing times, high refusal rates and applications that have sometimes focused on process compliance rather than showing effective management of fire and structural safety risks.
The new approach is intended to be more targeted and intelligence-led, with greater support for applicants and a stronger focus on the quality of evidence duty holders provide.
For resident-led Principal Accountable Persons, including some Resident Management Companies and Right to Manage organisations, that support could be particularly important. Many of these organisations are run by volunteer directors, while still carrying significant responsibilities under the building safety regime.
What has not changed?
The most important point is that the underlying legal duties have not gone away.
Whatever changes are made to the assessment process, Principal Accountable Persons and Accountable Persons must continue to manage their buildings so that residents are protected from the risks of fire spread and structural failure.
That means duty holders should not treat the BSR update as a reason to pause work around their wider building safety responsibilities or wait for the next stage of the assessment process before preparing their evidence.
The practical priorities remain the same: understand the building, maintain accurate records, engage properly with residents and be able to demonstrate how building safety risks are being managed.
Rob’s view
“In practical terms, the recent BSR update highlights a move towards a more proportionate and risk-based building assessment process. Importantly though, it doesn’t reduce the responsibilities of Accountable Persons.
Practical priorities remain the same for block managers on higher-risk buildings: maintaining clear records, engaging effectively with residents and being able to demonstrate through the Golden Thread how fire and structural safety risks are proactively being managed.”
Rob Howell, Head of Block & Estate Management, Watsons Block & Estate Management
What should duty holders consider now?
The BSR update should be treated as a prompt to review the quality and accessibility of building safety information.
For Principal Accountable Persons, Accountable Persons and directors involved in higher-risk buildings, useful questions include:
- Is the building safety information complete and up to date?
- Is the safety case report clear, current and supported by evidence?
- Is the resident engagement strategy being followed in practice?
- Is the mandatory occurrence reporting system understood and in use?
- Are residents receiving clear information about building safety matters?
- Can decisions, actions and updates be evidenced through the Golden Thread?
- Are responsibilities between the Principal Accountable Person, Accountable Persons, directors, managing agent and advisers clearly understood?
These are not only technical questions. They are management questions.
A more proportionate regulatory approach still depends on good information, clear accountability and evidence that risks are being managed in practice.
Why the Golden Thread still matters
The Golden Thread is central to how higher-risk building safety information is stored, maintained and used.
For occupied higher-risk buildings, the information should help duty holders understand the building, manage fire and structural safety risks, support resident engagement and provide evidence of the decisions being made.
This is why record keeping cannot be treated as a one-off exercise before an assessment. Building information needs to remain current as works are carried out, risks are reviewed, systems are tested, residents are updated and management decisions are made.
If the BSR’s future approach becomes more targeted and risk based, good information becomes even more important. Duty holders need to be able to show not only that documents exist, but that the building is being managed with those documents in mind.
Our guide to what happens after a site inspection looks more closely at how issues, follow-up actions and supporting evidence can be recorded as part of ongoing building management.
A practical update, not a reason to stand still
The BSR’s July update is significant because it suggests a more proportionate route for Building Assessment Certificates.
That will be welcomed by many duty holders, particularly resident-led organisations that have found the regime difficult to manage alongside the normal responsibilities of running a building.
But proportionality does not mean lower standards. The BSR has been clear that the legal duties remain in place, and that fire and structural safety risks still need to be actively managed.
For those responsible for higher-risk buildings, the sensible response is therefore practical rather than reactive.
Review the records.
Check the resident communication process.
Make sure responsibilities are clear.
Confirm that the Golden Thread can evidence how safety risks are being managed.
That is the work that will continue to matter, whatever shape the next stage of the assessment process takes.
How Watsons can help
Watsons supports Resident Management Companies, Right to Manage companies, freeholders and developers with residential block and estate management.
For clients involved in higher-risk buildings, clear information, resident communication, contractor coordination and practical record keeping are an important part of day-to-day management.
Where Watsons already manages your building, please contact your Property Manager to discuss any questions about current records, resident communication or next steps following the BSR update.
For wider enquiries about our Block & Estate Management services, speak to our team.
Contact Us
For further information on the current property market and ongoing legislation changes, or to speak with one of our experts, please email the following:
- Property Management:management@watsons-property.co.uk
- Lettings: letting@watsons-property.co.uk
- Valuation & Survey Team: survey@watsons-property.co.uk
Or call us on 0333 220 1234
