What You Need to Know about Second Staircases in High-Rise Buildings

By declaring that all new residential structures over 18 meters must have a second staircase by September 30, 2026, the UK government has finally clarified the long-awaited need. This modification aims to enhance high-rise building escape alternatives while complying with fire safety requirements under the Building Safety Act. The new law has already created uncertainty in the real estate industry, though, since it has delayed developments and sparked worries about project schedules, costs, and design viability.

The implications of the second staircase requirement for developers, architects, and the construction sector are examined in this article, along with the need of early planning in preventing expensive delays.

Table of Contents

Why the Second Staircase Requirement Was Introduced

In its original survey on fire safety requirements, the government suggested that buildings taller than thirty meters must include a second staircase. The final rule, however, applies to residential buildings over 18 meters after industry input and agreement with current law. The Building Safety Act, the Fire Safety Act, and other fire safety regulations’ threshold for Higher Risk Buildings (HRBs) is in line with this modification.

The criterion seeks to:

-Enhance the safety of evacuation by offering a backup escape path in the event of a fire.

-Verify compliance with safety protocols for high-risk buildings.

-To prevent future legislative changes, make things more clear for developers and designers.

Key Design and Compliance Considerations

1. Design and Layout Restrictions

The approved design for second staircases are described in the amended Approved Document B, which calls for:

-Unless there is a second staircase, there should be a protected lobby between apartments and staircases.

– A maximum travel distance of 7.5 meters in a single direction, or 30 meters in multiple directions.

-Stairs that are interlocked should be handled as a single stairway.

Developers must factor these design constraints into early-stage planning to avoid costly revisions later.

2. Refuge Areas and Evacuation Lifts

The new policy does not mandate evacuation lifts, despite calls for such a requirement. Rather, it contains clauses that encourage their usage in apartment buildings with high ceilings:

-Evacuation lifts ought to be situated next to a lobby and staircase in a secure shaft.

-Lobbies need to have safe havens for people who are waiting to leave.

– Apartments, maisonettes, storage spaces, and electrical equipment rooms shall not be directly connected to evacuation lift lobbies.

Although they are not required, evacuation lifts should be included by developers to improve safety and prepare buildings for the future.

3. Time Frame for Transition and Compliance Requirements

As of March 29, 2024, the new regulations permit a 30-month transition period:

-Until September 2026, applications may be submitted using the new second staircase requirement or the earlier guidelines.

-All applications must adhere to the second staircase rule after September 2026.

-Applications that are approved but do not include a second staircase will have eighteen months to start building. A new application must be made in accordance with the revised regulations if work does not start.

Delays in project planning put developers at danger of having to modify buildings and reapply for approval, which would be expensive and time-consuming.

The Impact on Developers and the Housing Market

1. Design revisions and project delays

Uncertainty around the second staircase requirement has already caused the suspension of numerous high-rise projects. Developers must reevaluate designs to ensure compliance now that the guidance has been validated. If projects don’t change before the transition phase is over, they risk:

-Redesign expenses to make room for a second staircase.

-Approval delays that result in monetary losses.

-Late-stage changes resulted in higher labour and material expenses.

2. Financial Consequences

Although requiring a second staircase improves safety, high-rise buildings must pay more for it. These consist of:

-The addition of a second staircase will require structural modifications.

-Loss of floor space could result in fewer units that can be sold.

-Increased costs for manpower and materials.

Developers have to balance these expenses with the long-term safety advantages and regulatory stability.

3. Market Considerations

In order to get around the restriction, some developers may choose to build mid-rise projects under 18 meters, which could have an effect on the availability of homes. This might result in:

– A decrease in high-rise construction, particularly in urban areas.

-Alternative construction models are given priority by developers.

-A rise in the need for prefabricated and modular solutions to simplify compliance.

How Developers Can Prepare

The following actions should be taken right away by developers to reduce risks and prevent delays:

1. Examine ongoing and planned projects Determine which projects would require redesigns. Consult architects in advance to determine the best location for the staircase.

2. Consult with Professionals in Fire Safety Seek advice from experts in building safety to guarantee adherence. To improve safety, think about adding evacuation elevators.

3. Take Action Before the Transition Time Is Over Applications must be submitted by September 2026 if the current guidelines are to be followed. To prevent reapplication, make sure any non-compliant developments start within 18 months.

4. Make a Cost Adjustment Plan Allocate funds for elevated design and construction expenses. Investigate ways to reduce the impact on net floor area by preserving space.

Conclusion

The requirement for a second staircase is a major change in England’s high-rise building fire safety laws. Despite being intended to promote evacuation safety, it presents developers with difficulties such as design limitations, higher expenses, and possible project delays.

Developers can prevent expensive setbacks and guarantee compliance before the transition time is over by taking early measures, examining project plans, and consulting with safety specialists. Although the deadline may seem far off, there is still time to get ready.

Written by Antoine Alexandre Diaz

Last updated March 06, 2025

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