Building Safety Act: A Straight-Talking Guide to Your Client Responsibilities

For a long time in the construction and building maintenance industry, there was a bit of a "pass the parcel" attitude when it came to safety. If a project went wrong, the finger-pointing would start, and the lines of accountability often became blurred. Those days are officially over.

With the full implementation of the Building Safety Act, the landscape of responsibility has shifted. It is no longer enough to simply hire a contractor and assume they are "handling it." If you are the person or the organization commissioning building work, the law now identifies you as the Client. And being the Client comes with a set of legal duties that are, quite frankly, not optional.

At Sorrell Ltd, we believe in being direct with our partners. We want you to be protected, compliant, and, most importantly, confident that your buildings are safe for everyone who uses them. Here is our straight-talking guide to what the Building Safety Act expects from you.

1. Are You Actually the "Client"?

It is a common misconception that "the Client" only refers to a massive property developer building a skyscraper. In the eyes of the Building Safety Act and the updated Building Regulations, you are the Client if:

• The work is being carried out for you (you are paying for it).

• You are the one initiating or commissioning the project.

This covers everyone from a commercial landlord refurbishing an office block to a housing association upgrading fire doors. You cannot avoid this designation through a contract; the law decides who the Client is based on who is driving the project.

There is, however, a distinction between Domestic Clients and Non-Domestic (Commercial) Clients. If you are having work done on your own home (and it isn't for a business), you are a domestic client. In these cases, your duties often transfer to the contractor. But if you are a business, a landlord, or an investor, you are a non-domestic client, and the weight of responsibility sits squarely on your shoulders.

2. Your Core Responsibilities: It Starts with You

The fundamental philosophy of the Act is simple: if the Client gets it right at the start, the project is far more likely to be safe. As the Client, you are expected to set the tone. This means you must meticulously plan, manage, and monitor your project to ensure it complies with all relevant Building Regulations.

Providing Sufficient Time and Budget

One of the most direct duties is ensuring that the project has enough time and enough money. Cutting corners on the schedule or the budget in a way that compromises safety is now a significant legal risk. You must allow your teams the resources they need to do the job properly.

Sharing Information

You are responsible for providing all relevant information about the building to the designers and contractors as early as possible. This includes existing surveys, fire risk assessments, and structural reports. You are the keeper of the building’s history; it is your duty to pass that knowledge on.

3. The Appointment of Competent People (SKEB)

Under the Act, you have a legal duty to ensure that anyone you appoint is competent. In the industry, we use the acronym SKEB: Skills, Knowledge, Experience, and Behaviour.

You must thoroughly evaluate whether your chosen contractors and designers have the organizational capability to deliver a compliant project. This is where The Sorrell Way comes into play. We don't just "fix things"; we ensure every action is backed by the necessary expertise and standards.

The Role of Principal Designer and Principal Contractor

If your project involves more than one contractor, you must appoint a Principal Designer (to oversee the design phase) and a Principal Contractor (to oversee the build phase).

Warning: If you fail to make these appointments in writing, the legal duties of these roles can automatically fall back on you. Unless you are a construction professional yourself, this is a position you do not want to be in.

4. Establishing the "Golden Thread"

You have likely heard the term "Golden Thread" mentioned in every safety seminar over the last year. It is not just a buzzword; it is a requirement to maintain a digital record of information throughout the lifecycle of a building.

As the Client, you are responsible for ensuring this thread starts during the design and construction phase. This involves:

• Keeping an accurate record of what was planned vs. what was actually built.

• Documenting all safety-critical elements, such as fire compartmentation and fire door specifications.

• Ensuring this information is stored digitally and is easily accessible.

This "thread" ensures that ten years down the line, a facility manager knows exactly what is behind a wall or which fire door was installed, without having to guess.

5. Higher-Risk Buildings (HRBs): The Stakes Are Higher

If your building is at least 18 metres tall or has at least 7 storeys and contains at least two residential units, it falls into the Higher-Risk Building (HRB) category. For these structures, the responsibilities are even more stringent.

You will have to deal with the Building Safety Regulator (BSR) and navigate "Gateways", stop/go points where you must prove compliance before moving to the next stage of the project. For HRBs, a "wait and see" approach to compliance will lead to halted projects and massive financial penalties. Ensuring BS 8214:2026 compliance for fire doors, for instance, becomes a critical part of your safety case.

6. Fire Safety: A Non-Negotiable Priority

A huge portion of the Building Safety Act focuses on fire spread and structural integrity. As a client, you must ensure that fire safety is baked into the project from day one. This isn't just about ticking a box; it’s about the complete system approach.

Whether you are considering timber, steel, or composite fire doors, you must ensure that every component is installed by competent people and maintained meticulously.

7. What Happens if You Ignore These Duties?

The Building Safety Act has "teeth." The consequences of failing to meet your client responsibilities are severe and can include:

1. Criminal Prosecution: Serious breaches can lead to fines and even custodial sentences for individuals in leadership positions.

2. Enforcement Notices: The regulator can stop work on your site, leading to massive delays and costs.

3. Unmarketable Assets: If you cannot prove the safety of a building through the Golden Thread, you may find it impossible to insure, sell, or lease the property.

4. Reputational Damage: In an era of high transparency, being linked to a safety failure is a stain that is hard to wash off.

8. How Sorrell Ltd Supports You

We understand that this can feel overwhelming. The terminology is dense, and the stakes are high. However, our mission at Sorrell Ltd is to take that weight off your shoulders through proactive building maintenance and expert guidance.

We provide:

• Competence You Can Trust: As a Flexitec accredited and safety-focused firm, we bring the SKEB required to keep your projects compliant.

• Comprehensive Surveys: From fire doors to compartmentation, we help you gather the data needed for your Golden Thread.

• Long-Term Maintenance: We ensure that once a building is compliant, it stays that way through Planned Preventative Maintenance (PPM).

Your Action Plan

If you are about to start a project or are currently managing a portfolio, here is your immediate checklist:

• Confirm your status: Are you the non-domestic client? (Usually, yes).

• Audit your appointments: Have you formally appointed a Principal Designer and Contractor?

• Review competence: Are you sure your team has the skills and experience for the job?

• Gather your data: Start building your Golden Thread today.

The Building Safety Act is a positive step toward a safer built environment. It demands higher standards, better documentation, and clear accountability. While the responsibility is yours, you don't have to navigate it alone.

Ready to ensure your building is fully compliant?Book an online consultation with the Sorrell Ltd team today, and let’s make sure your project is built on a foundation of safety and integrity.