Updates to framework aimed at driving higher standards across the sector
Reforms to Wales’s building control framework officially took effect on 1 July 2026. Enacted under the Building Safety Act 2022 and accompanying Welsh regulations, these updates alter how building work is designed, managed and approved.
While there is a particular focus on higher-risk buildings (HRBs) the changes apply to most forms of controlled building work, including many domestic projects such as extensions, loft conversions and structural alterations.
What has changed?
The central update is the creation of a stringent oversight regime for HRBs – defined as buildings at least 18 metres or 7 storeys tall containing at least one residential unit, hospital, or care home. Key structural changes include:
- Local authority Gateway Control: Local authorities now act as the sole Building Control Authority for HRBs. Building cannot start until full pre-construction plan approvals are granted (with a standard 8-12 week determination period).
- Universal dutyholder and competence rules: Applied across all construction projects in Wales, not just HRBs, a formal dutyholder framework establishes legal obligations for clients, (principal) designers and (principal) contractors to ensure continuous compliance.
- Golden thread and change control: HRBs must maintain an electronic “golden thread” of information and follow statutory change-control procedures for any design deviations.
- Strengthened enforcement: Local authorities hold expanded powers, including mandatory compliance notices, stop notices and extended enforcement windows.
The operational impact on safety professionals
For safety managers and construction consultants, these reforms move compliance away from end-of-project checks and place it firmly into active design and pre-construction planning.
- Competence verification: You must ensure and document that dutyholders (principal designers, principal contractors) meet statutory competence criteria before appointment.
- Mandatory occurrence reporting: Safety teams on HRB projects must establish systems to capture and report structural or fire safety risks that present potential threats to life.
- Strict design freeze: Commencing work without approved plans or deviating without prior formal approval is now a regulatory offense.
Transitional arrangements
To avoid disrupting existing projects, transitional provisions under Schedule 3 apply.
Projects where initial building control notifications or applications were submitted before 1 July 2026 – and where physical work has “sufficiently commenced” – can continue under the previous building control procedures rather than transitioning to the new HRB framework.
If delayed work fails to meet the legal threshold for commencement, the project must resubmit under the new 2026 regime.
Key operational differences between Wales and England
| Feature | Wales | England |
| HRB regulator | Local authorities act as the sole Building Control Authority | The Building Safety Regulator (BSR) acts as the unified authority |
| Scope | Includes care homes, hospitals and residential buildings (18,/7 storeys tall) | Excludes care homes/hospitals from the in-occupation safety regime |
| Gateway process | Pre-construction gateway approval handled directly by local councils | BSR administers a rigid three-gateway process with multidisciplinary teams |
APS commentary
The regulations represent the most significant overhaul of the Welsh building control framework in many years. They introduce clearer legal accountability, more rigorous approval and record-keeping requirements, enhanced controls for higher-risk buildings and stronger enforcement mechanisms.
These are all aimed at driving higher standards across the construction sector and ensure building safety is considered from the earliest stages of project planning. The reforms are intended to strengthen accountability, improve compliance with building regulations, and enhance public safety throughout the build process.
