High-rise buildings - Building safety cases and the weight of accountability

New legislation, new terminology and, most significantly, new personal accountability have changed what it means to be responsible for building safety. For many RMC and RTM directors, often volunteers, this responsibility can feel daunting, even intimidating.

At Prime, we want to start by saying something important: This is a huge responsibility, and it’s okay to acknowledge how hard it is.

Why the Accountable Person role exists

Following the Grenfell Tower tragedy, it became clear that responsibility for building safety was too fragmented. Critical risks,  particularly fire and structural safety, were being assumed, passed between parties or lost in complex leasehold arrangements.

The Building Safety Act introduced the Principle Accountable Person (PAP) and Accountable Person (AP) role to change that. 

An AP is the organisation or individual who owns, or has a legal obligation to repair and maintain, the common parts of a building, areas such as:

• the structure and exterior
• corridors, staircases and lobbies

APs can include freeholders, landlords, management companies operating under a lease, RMCs, RTMs and commonhold associations.

There can only be one PAP for a building and the PAP is ultimately responsible for overseeing building-wide fire and structural safety and acts as the main point of accountability with the Building Safety Regulator (BSR). 

This clarity matters. It ensures that safety is actively managed, not assumed.

But clarity does not reduce pressure.

Why the responsibility feels so heavy

APs and the PAP cannot delegate their legal accountability, even if they appoint professionals to help carry out the work. That means the responsibility, and potential liability, remains firmly with them.

APs and PAPs are expected to:

• Understand the building’s fire and structural risks
• Maintain the “golden thread” of safety information
• Prepare, update and maintain the building safety case
• Engage with residents transparently and clearly
• Work collaboratively with other APs where responsibilities overlap
• Register buildings and report safety occurrences to the BSR

For RMC and RTM directors, this can feel overwhelming, especially when layered on top of complex lease structures, resident concerns and evolving guidance.

This is where competence becomes critical, and also one of the greatest sources of anxiety.

Competence: what’s expected - and why it’s challenging

The legislation is clear: APs and PAPs must be competent, or must appoint people who are.

Competence is not just about qualifications. It includes:

• Skills, knowledge and experience
• The right behaviours and ethical approach
• Organisational capability, systems and resources

For individuals, this may involve training, qualifications and evidence of experience.

For organisations, it means having robust procedures, clear governance, and the capacity to manage safety effectively.

Standards such as PAS 8673 provide guidance, but even then, there is no single checklist that removes uncertainty.

We hear directors say:

• “How do I know if I’m doing enough?”
• “What does ‘competent’ really mean for me?”
• “What happens if something is missed?”

These are reasonable questions, and you’re not alone in asking them.

The managing agent’s role: support without shifting accountability

While accountability cannot be delegated, support can be provided.

Managing agents play a vital role in helping APs and PAPs meet their duties, practically, consistently and competently.

At Prime, we see our role as standing alongside the PAP, not replacing them, and not overwhelming them.

We care like a homeowner

We take time to listen and understand each building and each director’s position. No two leasehold structures, or people, are the same. Safety starts with understanding.

We get stuff done

From coordinating competent professionals, managing safety information, supporting safety case preparation, and keeping systems up to date, we focus on delivery, transparency and doing what’s right, not what’s easiest.

We are honest when something is complex or challenging, because saying it straight builds trust.

We think ahead

Building safety is not static. Guidance evolves, expectations shift and risks change over time. We constantly question, review and improve how safety is managed, helping the PAP and APs stay ahead rather than react under pressure.

We thrive together

The legislation requires collaboration, between APs, PAPs, Responsible Persons (under the Fire Safety Order), residents and regulators. We help keep communication open, respectful and constructive, because every conversation counts.

Making the burden lighter - together

The AP and PAP roles exist to protect lives. That matters deeply. But behind every title is a person, often giving their time, energy and care to do the right thing.

With this in mind, Prime has been actively exploring practical ways to support our PAP clients in meeting these responsibilities. Identifying specialist partners such as Consult Construct is part of that work, ensuring there are experienced professionals available who can step in and provide dedicated expertise where it is needed.

Consult Construct can be formally appointed to your board specifically to undertake the Building Safety Director role. From the date of their appointment, they would assume responsibility for building safety compliance, including overseeing the preparation of the documents required for the Building Assessment Certificate, working alongside any other professionals already instructed for this purpose.

Our commitment as managing agents is not to add fear or complexity, but to reduce uncertainty, provide clarity and share the load wherever we can.

You remain accountable, but you don’t have to navigate this alone.

At Prime, our purpose is simple, to support those carrying this responsibility with competence, honesty and care, and to make a positive impact on the safety of the buildings and communities we serve.

If you would like to learn more about this - please don’t hesitate to contact our Operations Team.