How to register a higher-risk building with the UK Building Safety Regulator

If you are the Principal Accountable Person for a higher-risk building in England, registration with the Building Safety Regulator (BSR) isn’t optional and it’s not a future obligation soon to be implemented. It is a legal requirement that is already in force and allowing residents to occupy an unregistered higher-risk building is a criminal offence.

This article explains the registration process in full. Including, who is responsible, what information you need to gather, how the online application works, what happens after you submit it, and what comes next in the regulatory journey.

Who is responsible for registering a higher-risk building with the UK Building Safety Regulator?

Registration is the responsibility of the Principal Accountable Person (PAP). The PAP is the individual or organisation that owns or has a repairing obligation for the structure and exterior of the building.

In most cases the PAP will be an organisation rather than an individual. Examples include, a housing association, local authority, company, or commonhold association. Where the PAP is an organisation, it must designate a Single Point of Contact (SPOC). This person is key for discussing building safety matters with the BSR and who has authority relating to building safety. Importantly, the SPOC cannot themselves be the PAP or another Accountable Person for the building.

The PAP can authorise someone else, for example, a managing agent, legal representative, or other professional to carry out the registration on its behalf. However, authorising another party to act does not transfer legal responsibility. The PAP remains accountable for the accuracy of the application and for ensuring registration is completed.

Does your building need to be registered?

Before starting the registration process, it’s important to confirm that your building meets the definition of a higher-risk building:

• It is at least 18 metres in height or has at least 7 floors at or above ground level
• It contains at least 2 residential units
• It is not entirely used as a hospital, care home, secure residential institution, hotel, or military premises

If your building meets all three criteria, it must be registered with the BSR before it is occupied. 

For existing occupied buildings, the initial registration deadline of 1 October 2023 has passed. If your building was not registered by that date, it should be registered without further delay. For new buildings completed on or after 1 October 2023, registration must take place after the relevant completion certificate has been issued and before any residents move in.

If you are unsure whether your building meets the definition, the previous post in this series — What are higher-risk buildings? The 18-metre rule explained — covers the definition and measurement rules in detail.

What information do you need to gather before you start?

The BSR’s online registration portal requires you to provide two categories of information: a building summary and key building information. It is worth assembling both sets of information before starting the application, as the key building information must be submitted within 28 days of completing registration.

Building summary information – This is the core factual data about the building:

• Building name, address and postcode
• Number of floors at or above ground level
• Height of the building in metres, measured from the lowest adjacent ground level to the top of the floor surface of the highest occupied storey (not the roofline).
• Total number of residential units, whether occupied or not
• The year that the building was originally completed. For buildings completed in 2023 or later you must provide the name of the building control body that issued the completion certificate, the certificate number and the certificate date. For buildings completed on or after 1 October 2023 you must upload a copy of the certificate. For buildings completed between 1985 and September 2023, you should take reasonable steps to find completion certificate information
• Names and contact details of the PAP and any other Accountable Persons for the building

Key building information (structure and fire safety)

The BSR will ask you about:

• Fire and smoke controls (including sprinkler systems, smoke detection, alarm systems and evacuation lift provision)
• Energy supplies, storage and generation (including electricity, gas, oil and any generation equipment)
• Type of structure, roof construction, staircases and external wall systems
• The building’s use (residential, mixed use, and any ancillary buildings)
• Building work carried out since the original construction
• Any connections between structures or to other buildings

If, when completing the registration, the exact answer for a question is not available among the options in the portal, select “not known” where that option is available, or the closest applicable fit. Do not assume or guess that works may or may not have taken place, only record what you are certain of.

How to register a higher-risk building: step by step

• Step 1: Access the portal: Registration is completed through the BSR’s online portal, accessible via GOV.UK at www.gov.uk/guidance/register-a-high-rise-residential-building. You will need an email address to save and return to your application. Keep a note of the application reference number generated when you start. The portal allows you to register one building at a time. If you manage a portfolio of higher-risk buildings, each building requires a separate application.
• Step 2: Complete the building summary: Enter the building summary information described above. The portal will ask about floors (rather than storeys) to help guide accurate measurement. 
• Step 3: Pay the registration fee: The current registration fee is £251 per building, payable by credit or debit card. Payment is required before the BSR will assess your application. If you cannot pay by card, payment by invoice is available in limited circumstances. The invoice must be paid within 30 days or the BSR may reject your application.
• Step 4: Submit the application: Once the building summary is complete and the fee paid, submit the application. The BSR will review it and make one of two decisions: register the building, or reject the application (setting out the reasons). Common reasons for rejection include non-payment of the fee, the building not meeting the definition of a higher-risk building, or insufficient information having been provided. If your application is rejected and you disagree with the decision, you can request a review within 21 days.
• Step 5: Submit key building information within 28 days: After submitting your registration application, you have 28 days to provide the full structure and fire safety information through the same portal. The information you provide here will be published on the BSR’s public register of higher-risk buildings, which can be searched by postcode. It will also form the foundation for your safety case report, which you will need for the Building Assessment Certificate process.

What happens after you register a higher-risk building?

Registration is the start of your compliance journey under the Building Safety Act, not the end. Once your building is registered, several ongoing obligations apply immediately.

Complitas is a purpose-built building safety compliance platform designed to help organisations responsible for higher-risk buildings stay audit-ready, maintain their Golden Thread, and meet their Accountable Person duties with clear accountability and defensible evidence