The lessons learned from past tragedies, like Grenfell, highlighted the need for a system that recognizes varying levels of risk. A "one-size-fits-all" approach wouldn't be effective or efficient. By categorizing buildings into different tiers, the Bill aims to:

• Ensure Proportionate Regulation: Apply the right level of oversight and responsibility based on a building's size, complexity, and potential for harm.
• Focus Resources: Direct regulatory efforts and industry compliance where they will have the greatest impact on safety.
• Provide Clarity: Make it clear to building owners, managers, and residents what duties apply to their specific building.

The Building Safety (Wales) Bill applies to all multi-occupied residential buildings with two or more units, regardless of their height. These buildings are then categorized into tiers based on their height and number of storeys, with different levels of duties and requirements:

Category 1: Highest Risk Buildings

• Definition: These are buildings that are 18 metres high or have at least seven storeys. These are considered the highest risk because of their height and the number of people who could be affected if something serious happened.
• Duties: Buildings in this category will have the most comprehensive and strict safety rules. This includes detailed checks for both fire safety and the strength of the building's structure. There will be ongoing assessments, management, and maintenance throughout the building's entire lifespan.
• Registration: All Category 1 buildings must be registered with the new building safety authority in Wales. This helps the authorities keep a close eye on these taller buildings and ensure they meet all safety standards.
• Principal Accountable Person (PAP): A specific person or organization, known as the Principal Accountable Person (PAP), will be clearly responsible for managing all building safety risks. This ensures clear accountability for safety.

Category 2: Medium Risk Buildings

• Definition: These are multi-occupied residential buildings that are less than 18 metres high but have at least five storeys. They still pose a significant risk, though less than Category 1 buildings, due to their height and the number of residents.
• Duties: While not subject to all the same structural safety duties as Category 1 buildings, these buildings will still have important fire safety requirements and other relevant building safety duties. The level of regulation is proportionate to their risk.

Category 3: Lower Risk Buildings

• Definition: These are multi-occupied residential buildings that are below 11 metres high and have fewer than five storeys. These are generally smaller apartment blocks or buildings with multiple flats.
• Duties: Buildings in this category will primarily be subject to enhanced fire safety requirements. This ensures that even smaller multi-occupied buildings have clear duties to prevent and manage fire risks.

Houses in Multiple Occupation (HMOs)

• Extended Scope: Separately from the height-based categories above, certain Houses in Multiple Occupation (HMOs) will also be brought into the scope of the Bill for specific fire safety duties. This is a crucial expansion to ensure that a wider range of shared living accommodations, where multiple unrelated people live together, are safer from fire. HMOs generally won't be subject to the wider building safety requirements like registration that apply to Category 1 buildings.

• For Residents: You'll have greater clarity on the safety standards that apply to your building. If you live in a Category 1 building, you can expect a highly regulated environment with clear responsibilities for the building owner/manager. Even in Category 2, Category 3 buildings, or certain HMOs, fire safety will be a stronger focus.
• For Building Owners and Managers: It's essential to understand which tier your building falls into. This will dictate your legal responsibilities, the scope of risk assessments required, and whether your building needs to be registered. Proactive engagement with these new duties will be key.
• For the Construction Industry: The tiered system reinforces the need for meticulous design and construction, particularly for Category 1 buildings. Professionals involved in all types of multi-occupied residential buildings must be aware of the specific safety duties applicable to their projects.

The tiered system is a cornerstone of the Building Safety (Wales) Bill, reflecting a thoughtful and risk-based approach to ensuring safety. As the Bill progresses through the Senedd and moves towards its phased implementation around 2027, further guidance will be provided to help everyone understand and comply with these new regulations.

This tiered approach is a significant step towards a safer built environment in Wales, ensuring that every home is managed with the appropriate level of care and accountability. Stay tuned for more updates as this vital legislation takes shape.