Stop Guessing: Why Height Verification Could Save Your Project
Have you guessed the height of your building?
It sounds harmless. But for many owners, agents, and developers we have spoken to, the answer is yes. And that guess could cost you big time, not just financially but in terms of unwarranted project delays and unnecessary headaches.
If you are "guestimating" and not measuring your building height accurately, you could be wasting both time and money. Overestimating could mean spending on unnecessary reports or registrations you don't actually need. Underestimating could see the Building Safety Regulator halting your project until everything is brought up to compliance, leading to costly delays and potential knock-on effects for your programme and budget.
Many higher-risk buildings (HRBs) have already been registered in haste; some will need deregistering, and others haven't even been assessed yet. With building safety legislation tightening, accurate height verification is no longer a 'nice to have'—it's a legal necessity. This post will explain why accurate building height measurements are so critical and how to ensure your properties are compliant.
Understanding the Building Safety Act 2022
The Building Safety Act 2022 represents a fundamental reform of building safety legislation in England. It establishes a more stringent regulatory framework, particularly for high-rise residential buildings, aiming to prevent catastrophic incidents and improve the safety of all buildings. At the heart of this legislation is the Building Safety Regulator (BSR), a body responsible for overseeing the safety and performance of all buildings and holding dutyholders to account.
A key component of the Building Safety Act is the distinction it makes between different types of buildings based on height and use. This classification determines the specific legal duties and requirements that apply. For property managers, owners, and developers, understanding this framework is not just a matter of compliance; it's a critical part of risk assessment and strategic planning. Accurate height measurements are the foundation of this process, defining whether a building falls into categories that attract greater scrutiny, such as 'higher-risk buildings' or 'relevant buildings'.
The Act introduces leaseholder protections, but these apply only to 'relevant buildings', making an accurate building's classification crucial for financial and legal reasons. Getting the height wrong can lead to significant financial implications and disputes.
What is a Higher-Risk Building?
The term' higher-risk building' is a central concept in the Building Safety Act 2022. A building is defined as higher-risk if it meets specific height and use criteria. According to the legislation, a higher-risk building stands at least 18 metres in height or has at least seven storeys and contains at least two residential units.
The Act provides detailed guidance on how to measure a building's height and how to count its storeys. These measurements are not always straightforward and require careful interpretation of the rules. For example, certain parts of a building, such as rooftop plant rooms or some types of gallery floors, may be excluded from the storey count if they meet a certain set of criteria.
The 'use criteria' are also essential. The building must contain at least two dwellings or residential units to be classified as a higher-risk building. This focus on residential occupancy reflects the Act's primary goal of protecting residents. The responsibilities of dutyholders—those legally responsible for a building's safety—are significantly greater for higher-risk buildings. Therefore, accurately determining a building's classification is the first and most critical step in complying with the new safety regime.
How to Conduct a Building Height Survey
A professional Building Height Survey, also known as a Measured Building Height Survey, is the only reliable way to get the accurate measurements needed for compliance. These surveys provide the precise data required for risk assessment and ensure your building is correctly classified under the Building Safety Act.
The process involves measuring the vertical distance from the lowest external ground level to the finished floor surface of the top storey. This might sound simple, but several factors can complicate the measurement.
Key Factors in Measuring Height
Ground Level: The definition of 'ground level' is critical. It refers to the ground immediately adjacent to the building. On sloping sites, this means identifying the lowest point of the ground directly adjacent to the building's structure to establish the starting point for the measurement.
Top Storey: The measurement extends to the finished floor level of the top storey. This means the top surface of the floor structure, not the ceiling or roof structure above it.
Exclusions: It's important to understand what is not included in the height measurement or storey count. For instance, rooftop plant rooms and machinery spaces are often excluded if they consist exclusively of rooftop machinery or plant.
Given these complexities, relying on estimates or drawings is risky. A professional height survey provides detailed reports with the necessary evidence to satisfy the Building Safety Regulator and other stakeholders like insurers and fire authorities.
Understanding Building Characteristics for Accurate Measurement
When determining a building's height and storey count, several specific characteristics must be considered. The Building Safety Act 2022 provides guidance on these to ensure consistency.
Counting Storeys and Exclusions
Basements and Ground Floors: Storeys below ground level, such as basements, are omitted when counting the number of storeys. The count begins from the ground floor.
Gallery Floors: A gallery floor is a partial floor or platform within a larger room. It is excluded from the storey count if its internal floor area is less than half of the internal floor area of the largest storey in the building that is not a gallery floor. This requires accurate measurements of the internal floor area of multiple levels.
Rooftop Plant Rooms and Machinery: Rooftop spaces that consist exclusively of plant rooms or rooftop machinery are not counted as a storey. This exclusion is specific and requires that the space contain only machinery or technical equipment for the building's services.
Multiple Structures: Sometimes, what appears to be a single building may consist of multiple structures. If these structures are connected (for example, by a walkway) and share access points or an emergency exit, they may be considered a single building for the purposes of the Act. Conversely, independent single structures are assessed separately.
The largest above-ground storey often serves as a reference point, particularly for assessing a gallery floor. Accurately measuring these elements is vital, as a miscalculation could incorrectly place a building into or outside of the higher-risk category.
Why Accurate Height Matters More Than Ever
Over 18m? You need a Building Safety Case before you start your project.
Under 18m? You might not need to submit anything at all—for now!
But if you guess the height and get it wrong, expect the regulator to come knocking. Your project WILL grind to a halt.
Our team saved one client over £60,000+ this week by proving their buildings were under 18m (17.91m to be exact!), keeping them out of the high-risk bracket and avoiding the immediate Building Safety Case costs. This isn't an isolated example; accurate measurements regularly prevent property managers from incurring unnecessary expenses and delays.
Gateway 2 Delays: The Latest Update
Following a Freedom of Information request by Sky News this week, the Building Safety Regulator (BSR) confirmed that the number of Gateway 2 applications being successfully determined within the statutory 12-week period is actually decreasing.
For the construction industry, this is a serious concern. Gateway 2 is a legal checkpoint that must be cleared before work can begin on higher-risk buildings. Any slowdown at this stage risks pushing project timelines back, driving up costs and creating uncertainty for developers, funders, and contractors alike.
The government has responded by pledging to recruit 100 additional staff to help tackle the growing backlog. But with the 18m height threshold soon dropping to 11m, I am questioning whether this will be enough to keep projects moving at the pace the industry needs.
What is clear is this: the delays are real, and they're only going to increase as the regulatory net widens. That makes early and accurate height verification more important than ever. Getting it right the first time can prevent unnecessary costs, reduce the risk of being stuck in the Gateway 2 queue, and keep projects on track in a tightening compliance environment.
The 11m Threshold: A Big Change is Coming
Right now, 18m is the trigger point. Soon, we can expect this to drop to 11m. That's 65,000+ more buildings coming into scope. Fire authorities, insurers, and the Building Safety Regulator are all tightening requirements. That means:
More height verifications
More Building Assessment Certificates
More Fire Evaluation Plans
More information on Building Layout and Floor Plans
Without accurate data from precise height measurements, you risk delays, additional costs, and potential non-compliance across the board. The regulatory landscape is shifting, and preparation is key.
Take Action to Protect Your Projects
In this evolving regulatory environment, guesswork is a liability. The consequences of getting a building's height wrong can be severe, impacting your project's timeline, budget, and legal standing.
Stop guessing: Get your building heights certified by our experts. A professional height survey provides the definitive data you need.
Plan ahead: Don't wait for the 11m threshold to catch you out. Speak to one of our team for expert advice to get you ahead in your project planning.
Avoid costly delays: The earlier you act, the better. Proactive compliance is the most effective way to navigate the new building safety regime.
At Anderton Gables, we've already delivered this service for multiple clients across the UK. We know the pitfalls. We know the legislation. We can help you stay compliant, avoid project delays, and save money.
Stop guessing—start building with confidence. Contact me to get your heights verified, keep your projects moving, and stay compliant. No surprises, no setbacks.
Height Verification & Gateway 2: Your Questions Answered
Q: Why does the height of my building matter?
A: Building height determines whether you need to submit a Building Safety Case and comply with specific Gateway 2 requirements before construction can start. Getting it wrong could delay your project or cost you thousands unnecessarily.
Q: What is Gateway 2?
A: Gateway 2 is a legal checkpoint under the Building Safety Act. It happens before construction begins and requires certain safety information (like height verification, fire safety plans, and design compliance) to be approved by the Building Safety Regulator. If you don't have everything at this stage, your application will be rejected.
Q: What happens if I don't get my building height measured accurately?
A: If you overestimate, you may spend money on unnecessary reports or registrations. If you underestimate, the regulator may halt your project until it meets compliance, causing significant delays and costs.
Q: I've heard Gateway 2 applications are slowing down – is that true?
A: Yes. A recent Freedom of Information request revealed that successful Gateway 2 determinations within the statutory 12-week window are decreasing. This means projects are waiting longer to start, adding time and cost pressures.
Q: Will the government hiring 100 new staff fix the delays?
A: It might help, but with the 11m threshold coming soon (adding 65,000+ more buildings to the system), the demand on the Building Safety Regulator is only going to increase. Early, accurate compliance is the best way to avoid being stuck in the backlog.
Q: What's changing with the height threshold?
A: Right now, the trigger for Building Safety Case requirements is 18m. Soon, it will drop to 11m—massively increasing the number of buildings affected.
Q: How can Anderton Gables help?
A: We provide accurate height verification, Building Safety Case support, and expert advice on compliance to help you avoid delays, save costs, and stay ahead of regulatory changes.
