Podcast: Building Safety- What they don't tell you

This engaging and insightful discussion explores the Act’s practical implications for developers of all sizes. It provides crucial insights into navigating the new compliance landscape, with a particular emphasis on the vital role of structural warranties, so regardless of whether you are a large-scale house builder or a small developer converting a property into flats, this is the podcast for you.

Build-Zone, one of the UK’s leading structural warranty providers, teams up with Project Four, building safety experts, to provide real-world guidance on how the legislation is impacting development, financing, and long-term building safety strategies.

What is the Building Safety Act really about, and are developers ready?

Adam Smith opens the conversation by explaining that the Act is not just about high-risk buildings or fire safety, but a “cradle to grave” reform aimed at raising building standards throughout the lifecycle of a project, from concept through to occupation and eventual demolition. The legislation requires developers to embed compliance from the very beginning of the design process, with significantly more scrutiny at each key gateway. Joe Gooden points out that while the Act has sparked anxiety across the industry, it has also ushered in a welcome shift: developers are now engaging with risk and design much earlier than before. Structural warranties are no longer an afterthought; they are becoming an integral part of upfront planning conversations.

Myth-busting compliance fears

Adam discusses common misconceptions, such as the supposed impossibility of passing Gateway 2.

In reality, delays often result from insufficient or uncoordinated design submissions. He and Joe emphasise the need for detailed architectural, structural and fire safety information early in the process to avoid delays and unexpected costs.

How does this affect costs?

Adam explains that while costs may be higher upfront due to the demand for complete designs, the overall construction process may be faster and smoother because fewer changes are made mid-build. Delays only become expensive when developers submit incomplete information and are forced to pause projects at Gateway 2 or 3.

The role of warranties in modern development

Joe offers deep insight into how warranties fit into this new regulatory environment, clearing up some common misunderstandings along the way.

1. What do structural warranties actually cover?

Contrary to popular belief, warranties are not like household appliance cover. Joe explains they do not cover superficial defects or accidental damage, but are focused specifically on structural defects and failures of the waterproof envelope. These areas can lead to serious long-term issues.

2. Why do claims get denied?

A major issue is unrealistic expectations. Joe notes that many claims are rejected not because insurers are unwilling to pay, but because the problems fall outside the scope of structural cover. The policies are clear in what they include, but developers must understand this from the outset.

3. What are the materials that cause issues?

Joe highlights glazing, waterproofing, and fire-stopping as frequent trouble spots. One emerging issue is nickel sulphide inclusion (NIS) in glass panels on high-rise buildings, which can lead to spontaneous shattering if not properly heat-soak tested. These risks should be addressed early in the specification process — often before Gateway 2 — in collaboration with a warranty provider.

4. Can developers overinsure or underinsure their projects?

While overinsuring is difficult, Joe explains that getting the reinstatement value right is crucial. Build-Zone requests an initial estimate and a final reinstatement cost assessment post-completion to ensure the policy matches the real-world rebuild cost.

5. What is needed to get a quote?

Developers need to provide extensive technical information, not just a postcode and value. This includes architectural drawings, structural engineering reports, ground conditions and full material specifications. Conveniently, a Gateway 2 submission usually contains everything a warranty provider would need to assess a project.

Key takeaways for developers

Both guests agree that early engagement is critical. Developers should surround themselves with competent teams and integrate both warranty providers and building safety consultants into the pre-construction phase. Adam advises thinking of developments not in isolated stages but as one continuous process, from design to occupation. This “golden thread” of information must be maintained throughout.

While the Building Safety Act represents a significant change, Joe and Adam are optimistic. With the right advice and early involvement, developers can not only navigate the new rules but also produce safer, better buildings more efficiently. The podcast concludes with a powerful message for the industry: understand your responsibilities, seek expert input early, and do not underestimate the importance of planning.

Listen on Spotify here