Guide
Register a higher-risk building with BSR
Step-by-step guide to registering a higher-risk building with the Building Safety Regulator. Covers who must register, information requirements, fees, deadlines, and ongoing notification obligations for Principal Accountable Persons in England.
Why registration matters
Every occupied higher-risk building in England must be registered with the Building Safety Regulator (BSR), which is part of the Health and Safety Executive. Registration is a legal requirement under the Building Safety Act 2022 - allowing residents to occupy an unregistered building is a criminal offence.
Registration is the first step in an ongoing compliance relationship with the BSR. Once registered, you must maintain accurate records, report changes, and comply with further obligations including preparing a safety case report and applying for a Building Assessment Certificate.
This guide explains who must register, what information you need, how the process works, and what ongoing obligations registration creates.
Does your building need to be registered?
Your building must be registered if it meets all of the following criteria:
- It is 18 metres or more in height OR has 7 or more storeys
- It contains at least 2 residential units
- It is in England
- It is occupied (or about to be occupied)
Height is measured from ground level to the top of the floor surface of the top storey (excluding roof-top plant rooms). Basement storeys are excluded from the storey count but not from the height measurement.
Who must register?
The Principal Accountable Person (PAP) must submit the registration application. This is typically:
- The freeholder (building owner)
- A management company with responsibility for the structure and exterior
- A resident management company or right to manage company that has acquired the freehold
- A housing association or local authority (for their housing stock)
If you are unsure whether you are the PAP, review who has the legal estate in possession of the structure and exterior of the building. That person is the PAP.
Registration deadlines
- Existing occupied buildings: The registration deadline was 30 November 2023. If you have not yet registered, do so immediately. Late registration is better than no registration, but you may face enforcement action for the period of non-compliance.
- New buildings: You must register before first occupation, after receiving Gateway 3 approval (Building Assessment Certificate).
- Buildings becoming higher-risk: If a building becomes higher-risk through alteration (for example, adding storeys), you must register before the altered building is occupied.
How to register step by step
Information you must provide
Initial application:
- Building name and address
- Height in metres and number of storeys
- Number of residential units
- Completion date (or approximate date if unknown)
- Principal Accountable Person name and contact details
- Details of all other Accountable Persons (if any)
Within 28 days of application:
- Detailed structure and fire safety information
- Fire control systems installed
- Energy systems
- External wall construction and materials
- Any building modifications since original construction
- Structural connections between different parts
Failure to provide the detailed information within 28 days may result in enforcement action or registration being refused.
What happens after you register
Registration is not the end of the process - it is the beginning of an ongoing compliance relationship with the BSR.
Ongoing notification obligations
- 14 days to notify changes to: building summary information, Principal Accountable Person identity, or other Accountable Persons
- 28 days to report changes to: building structure or fire safety information
Further duties triggered by registration
- Safety case report: Prepare and submit to BSR as soon as reasonably practicable
- Building Assessment Certificate: Apply to BSR once safety case is ready
- Residents' engagement strategy: Create and implement immediately
- Golden thread: Maintain digital building information records
- Mandatory occurrence reporting: Report safety events to BSR
If your registration is rejected
The BSR may reject your registration if the information provided is incomplete, inaccurate, or does not demonstrate that the building meets the higher-risk criteria. If rejected:
- You have 21 days to request a review of the decision
- The review fee is GBP 302
- You must still register - resolve the issues and reapply
A rejection does not remove your duty to register. The building remains subject to all Building Safety Act requirements regardless of registration status.
Penalties for non-registration
Specific registration offences:
- Allowing residents to occupy an unregistered higher-risk building is a criminal offence under Section 77
- Providing false or misleading information during registration carries penalties of unlimited fines and up to 2 years imprisonment
- Failure to notify changes within the required timeframes may result in compliance notices from the BSR
The BSR has confirmed it will take enforcement action against buildings that remain unregistered. If you have not yet registered, act immediately.
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Check whether your building is higher-risk
Measure building height and count storeys against the legal definition. If your building is 18m+ in height OR 7+ storeys AND has 2+ residential units, it must be registered. If borderline, commission professional measurement.
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Identify the Principal Accountable Person
Determine who holds the legal estate in the structure and exterior of the building. That person (or organisation) is the PAP and must submit the registration application.
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Gather required building information
Collect building plans, height measurements, storey and unit counts, structural information, fire safety systems details, and contact details for all Accountable Persons.
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Register on the BSR online portal
Access the Building Safety Regulator registration portal, create an account, and submit your application with the registration fee of GBP 251.
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Provide detailed information within 28 days
Submit detailed structure and fire safety information within 28 days of your application. Do not miss this deadline - it may result in enforcement action.
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Set up change notification processes
Establish internal processes to identify changes that must be reported to the BSR within 14 or 28 days. Assign responsibility for monitoring and reporting.