Does Gateway 2 apply to my single-family extension?

No — G2 + G3 apply only to Higher Risk Buildings. Single-family houses + bungalows + most low-rise terraces are not HRBs regardless of any extension work.

What if I am refurbishing one flat in an HRB?

Internal-only cosmetic work (no structural + no fire compartmentation changes) usually outside G2 scope. Any work affecting compartmentation + fire safety + structure + façade requires Accountable Person consent + may require G2 application. Speak to Accountable Person before quoting.

Who pays Gateway fees?

Building Safety Regulator fee paid by applicant (typically Accountable Person for HRB-wide work, individual leaseholder for in-flat works requiring G2). Fees significant (£35k+) — must be budgeted at project inception.

Gateway 2 Gateway 3 London BSA 2026 | Builderr

What Are Gateway 2 and Gateway 3 Under the Building Safety Act?

BSA 2022 Gateways: Gateway 1 (planning — design risk + fire safety addressed at planning stage); Gateway 2 (pre-construction — Building Safety Regulator approval mandatory before HRB construction can start; 12-week decision); Gateway 3 (pre-occupation — completion approval + golden thread submission; 8-week decision). G2 + G3 apply ONLY to Higher Risk Buildings (18m+ or 7+ storeys). Domestic single-family work outside G2/G3 scope.

Gateway 1 — planning stage

G1 introduced by Town and Country Planning (Fire Safety) Regulations 2021. Planning applications for residential buildings ≥18m or care homes/hospitals 30m+ must include fire safety statement at planning stage. Statement covers: building layout impact on fire spread; access for fire service; water supplies; evacuation strategy; cladding + external wall systems risk; structural fire resistance. Local Planning Authority consults HSE Building Safety Regulator at G1. Applies to all in-scope planning applications — including extensions to existing HRBs + new HRB construction. Single-family domestic outside G1.

Gateway 2 — pre-construction approval (HRB only)

G2 introduced by Building (Higher-Risk Buildings) (England) Regulations 2023. Before construction starts on HRB (new build or refurbishment): submit Building Control Application to Building Safety Regulator (HSE). Documents required: full architectural plans + structural design + fire strategy + cladding details + competence declarations (PD + PC) + Construction Control Plan + Change Control Plan + Mandatory Occurrence Reporting plan. BSR decision 12 weeks (extendable). Fees scaled by building complexity: typical HRB G2 £35,000–£185,000+. No work can start before G2 approval — hard stop. Modifications during construction require Change Control submissions back to BSR.

Gateway 3 — pre-occupation approval (HRB only)

G3 at construction completion: submit completion application + golden thread of information to BSR. Documents: as-built drawings + structural calculations + fire strategy + cladding test certificates + commissioning records + golden thread digital file + Accountable Person registration + safety case report. BSR decision 8 weeks (extendable). Fee £20,000–£85,000. No occupation permitted until G3 approval issued. Post-G3: building registered + Accountable Person + ongoing safety case maintenance required throughout life. Practical impact for Builderr: we don't take HRB work (specialist sector); refer enquiries to HRB-experienced contractors (Mace, Wates, Mulalley).