Over the past few years, the rules around building safety have changed dramatically—yet many blocks still aren’t sure whether they actually count as a “high-rise” under the law. And that’s a serious problem, because once a building meets the high-rise threshold, very specific legal duties apply.
At Oakfield Estate Agents, we’re seeing more and more situations where leaseholders, landlords, or small resident groups have no idea their block qualifies. So here’s a simple guide to help you work out where you stand.
What Counts as a High-Rise Building?
Under the Building Safety Act, your building is classed as a Higher-Risk Residential Building (HRRB) if it is:
18 metres or more in height
OR
7 storeys or more
Importantly, you don’t need both.
If your building meets either of these criteria and contains at least two residential units, it falls into the high-rise category.
Why people often get this wrong:
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Many buildings shorter than 18 metres still have 7 or more storeys
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Mezzanines, plant rooms, undercroft parking, and rooftop levels can count as storeys
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External measurements can differ from internal expectations
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Converted buildings may unintentionally meet the criteria
It’s very common for residents to be unaware until a survey or compliance check flags it.
Why It Matters If Your Building Is High-Rise
Once a building is officially high-rise, the legal responsibilities increase significantly. The aim is improved fire, structural and resident safety—but the workload and documentation needed can be substantial.
If your building meets the criteria, you may need to:
1. Register the Building With the Building Safety Regulator
This is now a legal requirement for higher-risk residential buildings.
2. Appoint an Accountable Person (and sometimes a Principal Accountable Person)
This person or organisation must take responsibility for managing building safety risks.
3. Prepare a Building Safety Case & Safety Case Report
A detailed set of evidence showing how fire and structural risks are being managed.
4. Implement Strong Resident Communication & Engagement
You must keep residents informed about safety measures and changes.
5. Maintain Clear and Updated Safety Documentation
Including fire assessments, structural records, inspection logs, and emergency plans.
6. Meet Ongoing Monitoring & Reporting Duties
High-rise buildings require ongoing checks, updates, and submission of key information.
If This Feels Overwhelming… You’re Not Alone
Most blocks don’t have the time, knowledge, or resources to navigate this new safety landscape alone. That’s exactly where Oakfield can help.
We advise building owners, leaseholder groups, and resident-led committees every day on:
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Determining whether their building is high-risk
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What paperwork is needed
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What safety measures apply
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Who should take responsibility
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How to stay compliant without stress
Not Sure if Your Building Counts as High-Rise? Let’s Check It for You
If you’re unsure whether your building is 18m+, 7+ storeys, or simply want clarity on what your obligations are, Oakfield can assess your building and guide you through the next steps.
A quick conversation could save you significant time, cost, and compliance risk.
Get in touch with our team today on 01424 854814 — we’re here to help make things simple.