Scope point 01
Applicability before advice
The first output is whether an obligation applies at all to this building, use, height and phase, because most wasted effort starts with an assumed route.
← ServicesREGULATORY ROUTE MAPPING · UK
Building Safety Act & Legislative Consultancy
Know which obligations apply, who owns them and what evidence they need.
Scoped
written quotation against a defined scope
Mapped
obligations, evidence and owners recorded
Jurisdiction
route confirmed per project, never assumed
What a regulatory route map covers
UK fire-safety obligations come from several directions at once. For buildings in use in England and Wales the Regulatory Reform (Fire Safety) Order 2005, as amended by the Fire Safety Act 2021, places duties on the Responsible Person, and the Fire Safety (England) Regulations 2022 add specific requirements for certain multi-occupied residential buildings. For building work, the Building Regulations and the Building Safety Act 2022 apply, with additional procedures for higher-risk building work in England. Part 4 of the Building Safety Act 2022 places in-occupation duties on the Accountable Person and Principal Accountable Person for higher-risk buildings in England. Scotland and Northern Ireland have separate statutory routes.
A route map records which of these actually apply to the specific building, use, height, phase and type of work, what evidence each obligation requires, and who in the project or estate owns that evidence. Golden-thread expectations mean the information has to be identifiable, accessible and kept up to date, not merely produced once.
British Standards and published guidance — for example BS 9991, BS 9999, PAS 79 or PAS 9980 — are standards and guidance, not legislation. Where a project follows one, that is recorded as a design or assessment decision with its own justification.
For higher-risk building work in England, the building control approval application made to and determined by the Building Safety Regulator is handled as a separate, dedicated scope: see the Gateway 2 building control support service page.
When this service is useful
Regulatory uncertainty costs programme faster than design complexity, and the cheapest time to find an evidence gap is before a reviewer does.
A written route map of the fire-safety obligations that apply to a specific project or building: the applicable duties for the relevant jurisdiction, the evidence each one requires, who owns that evidence and where the gaps currently are. This is technical fire-safety consultancy, not legal advice and not a regulatory determination.
Primary outcome
A written route map of applicable fire-safety obligations, evidence requirements, evidence owners and current gaps.
A building or project may be a higher-risk building and the position needs confirming
Planning, building control or regulator comments raise fire-safety obligations
Safety case, golden thread or dutyholder responsibilities are unclear
External wall, cladding or legacy compliance questions need a route rather than an opinion
A portfolio needs one consistent view of which duties apply where
An independent technical route map is needed before appointments are fixed
What you receive
Clear outputs you can act on.
Typical outputs for this service are listed below. The exact format — report, review notes, survey record or technical position — is confirmed in the agreed appointment, and each records the information supplied, the assumptions used and the limitations that apply.
Regulatory applicability review for the fire-safety scope
Route map of the fire-safety obligations relevant to the project or building
Evidence checklist for each obligation in the agreed scope
Responsibility matrix showing who owns which fire-safety evidence
Fire safety information and golden-thread gap analysis
Technical briefing notes and reviewer response support within scope
How we scope and coordinate the work
The service is defined before the fee is quoted.
The scope is set from the building facts, drawings, jurisdiction, project stage and the question the written output needs to answer.
Scope point 02
Evidence has an owner
Every obligation in the map is written against the party who must hold its evidence, so gaps surface as accountable actions rather than shared anxiety.
Scope point 03
Written limits
What the route map does not decide — legal interpretation, approval, enforcement — is stated in the document itself.
From enquiry to written report
A clear sequence from information request to issued output.
Every stage records what has been supplied, what remains open and what the report can and cannot conclude.
01
Jurisdiction scan
We identify the building category, applicable duties, approval bodies and fire-safety obligations for the relevant jurisdiction.
02
Evidence gap map
We compare available information against what reviewers and dutyholders need.
03
Route design
We set out the sequence of decisions, documents and responsibilities for the agreed fire-safety scope.
04
Response support
We help shape technical explanations where comments arise within the fire-safety scope.
05
Operational bridge
We connect design-stage fire-safety evidence to future management and golden-thread expectations.
How the evidence becomes a written output
A simplified view of the sequence described above. The actual steps, inputs and outputs are confirmed in the written scope for your project.
Recorded basis
A scoped, documented route-mapping process
Jurisdiction, building category, project phase and the fire-safety scope are defined in writing before a fee is quoted.
Applicability reviewed before scope is fixed
Evidence owners recorded explicitly
Assumptions and limitations written into the output
Result
The output records the fire-safety obligations and evidence gaps identified from the information supplied. Determinations, approvals and legal interpretation remain with the relevant authorities and the client's own advisers.
Related project records
Explore the scope recorded for each project.
Prepare your project brief
What we need from you to scope the work.
Building Safety Act & Legislative Consultancy
Use this as a checklist before you ask for a quotation. Tick what you hold; unknown items can be listed as unknown. Nothing here is saved.
Scope boundaries
What this service does not include.
- This is technical fire-safety consultancy. It is not legal advice and not a legal determination; legal interpretation is a matter for the client's own legal advisers.
- We are not a building control authority and we are not the Building Safety Regulator. Applicability, validation, approval and enforcement are decided by the relevant authorities.
- We do not take on Responsible Person, Accountable Person, Principal Designer or Principal Contractor duties.
- We do not submit or obtain approvals on a client's behalf and no approval outcome, timetable or cost is guaranteed.
- We do not issue or sign EWS1 forms.
- External wall assessment work under PAS 9980 is a separate scope and is only undertaken where separately agreed in writing.
- The route map reflects the information supplied; where information is missing the gap is recorded as a gap, not assumed.
- Fees and programme are confirmed in a written quotation after the scope is agreed.
Suitable scope examples
Buildings and uses this service scope suits.
These are examples of building types, uses and project contexts for which this service scope is suitable. They are scope examples, not a client list or a record of completed instructions.
- Developers and clients commissioning building work
- Building owners and freeholders
- Managing agents and estate teams
- Registered providers and housing operators
- Design teams needing the fire-safety obligation route confirmed
- Higher-risk buildings in England, in design or in occupation
- Legacy and existing assets with unclear fire-safety information
Client needs
How this service supports project and building teams.
- Developers and architects
- A clear map of the applicable fire-safety route, evidence requirements and project interfaces.
- Housing associations and property management companies
- Defined dutyholder evidence and gaps for buildings in occupation or planned work.
- Building engineers and surveyors
- A written responsibility matrix for coordinating technical evidence without treating it as legal advice.
Questions about this service
Do you provide legal advice?
No. We provide technical fire safety and compliance consultancy, not legal advice or legal determinations. Where legal interpretation is required, the client instructs their own legal advisers.
Can you help with the fire-safety elements of a Gateway 2 application?
Yes, within a defined scope: fire-safety evidence review, gap checks, technical narrative and response support. For higher-risk building work in England, see the Gateway 2 building control support service page. We do not manage or own the building control application itself.
Do you submit or obtain approvals on our behalf?
No. The client and the relevant dutyholders own the application, appointments and compliance duties. The Building Safety Regulator or the relevant building control authority decides validation, approval or rejection.
Do you issue EWS1 forms?
No. We do not issue or sign EWS1 forms. EWS1 is a valuation-related form for lenders; it is not a life-safety certificate and it is not a fire risk assessment.
Do you handle legacy building concerns?
Yes. We can help map fire safety issues, evidence gaps and practical next steps for existing or legacy assets, within an agreed scope.
Does the same regulatory route apply across the UK?
No. England, Wales, Scotland and Northern Ireland have different statutory routes. The Building Safety Regulator higher-risk building control regime applies in England. The applicable route is confirmed per project.
Request a written scope
Send the project details. We will map the applicable route.
Provide the building use, height and storeys, the jurisdiction, the phase, the type of work and the fire-safety information you already hold. We will respond with the scope required for a written quotation.
Related services
Other scoped services often considered with Legislative Consultancy.
Use these links when the building question also involves design strategy, operational risk, regulatory route mapping or evidence coordination.
Fire-safety evidence support for HRB building control
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Fire risk assessments for commercial, residential and mixed-use buildings in London and across the UK. Send the building details for a scoped quotation.
Explore Risk Assessment