How to Manage Electrical Systems in Higher-risk Buildings

22 October 2021

This document has been developed by the Electrical Safety Roundtable to provide clear guidance to those responsible for the management and maintenance of critical electrical systems within HRBs.

Download the executive summary here

Higher-risk buildings (HRB) present a unique challenge when considering the correct, or best way to manage electrical Compliance and Risk. This is due to the nature of the asset as it houses multiple tenancies and multiples areas of risk which need to be independently managed.

The Building Safety Bill defines HRBs as those which are 18 m high or more than 6 storeys, whichever is met first. The definition of an HRB will allow for additions as and when necessary. This document has been developed to provide clear guidance to those responsible for the management and maintenance of critical electrical systems within HRBs. The information, advice and guidance contained within this document is particularly pertinent to HRBs, but also relates to all properties where multiple dwellings exist in one building and where more than one compliance area defined in this document presents itself.

There are many varying factors within HRBs that make it difficult to maintain a close eye on all work planned, scheduled or carried out, and as such it requires a higher degree of project management and accountability. The Building Safety Bill makes it clear that the safety of HRBs is the responsibility of the Accountable Person and Building Safety Manager. Until this Bill gains Royal Assent, the executive departments within organisations that own and manage HRBs must be clear in their delegation of responsibility. The point of failure for compliance in these buildings must sit with a dedicated team who will oversee the compliance management of work and process.

This Guidance document has been created by technically qualified and competent Individuals who are currently responsible for the areas detailed within it. They have collaborated in association with their respected organisations to assist those who manage HRBs. It has been developed to provide clear guidance to those responsible for the management and maintenance of critical electrical systems within HRBs on how the safety of such systems should be maintained.

Each discipline covered in this Guidance document contains its own risk areas which need to be managed independently, however, there are several key points that link each area from the outset, these should be clearly documented and monitored.

Within this Guidance document, the word ‘occupier’ has been used to mean a person living in a dwelling within an HRB - regardless of the tenure of the dwelling. The term ‘building owner’ has been used to represent the person/organisation with overall responsibility for ensuring the safety and management of electrical systems within an HRB. However, it should be noted that the building owner may instruct a company or organisation to take on this responsibility, and where this is the case, the phrase ‘building owner’ should be read as ‘the person or organisation with overall responsibility for ensuring the safety of the electrical systems within an HRB’.

Under the Building Safety Bill, the ‘Accountable Person’ is the dutyholder during the HRB lifetime occupation. An ‘Accountable Person’ may be an individual, partnership or corporate body and there may be more than one for a building. They must appoint a ‘Building Safety Manager’ before the building becomes occupied, to support them in managing fire and structural safety risks in the building day-today. The ‘Accountable Person’ also has the responsibility to prepare a ‘residents’ engagement strategy’ for promoting the participation of relevant persons in the making of building safety decisions. This should include decisions about electrical safety and how best to educate tenants on maintaining the safety of their electrical appliances and electrical installations.