Building Assessment Certificates: Direction, 28 Days, Pack & Appeal

What a Building Assessment Certificate is (and is not)

Gateways 1–3 sit in design and construction. The BAC sits in occupation: the regulator directs a Principal Accountable Person (PAP) to apply, assesses whether Part 4 duties are being met, and may issue a certificate. A high-rise residential building does not need a BAC before people can live in it — but it must be registered with BSR first.

Holding a current safety case is necessary but not sufficient. BAC is its own procedural machinery under BSA 2022 ss.79–82. Threadsovereign treats BAC as a distinct occupied-phase workflow — see threadsovereign.co.uk/bac-readiness-software.

BSR direction and the 28-day window

The PAP is directed by BSR after registration or when a current BAC needs reassessment. Teams cannot self-nominate. After direction, the PAP has 28 calendar days to submit via the BSR online portal. Missing the deadline is a breach of duties and BSR may take enforcement action.

BSR uses the contact details it holds for the building — keep them current and notify material registration changes promptly. Registration currency (including 14-day BSR notifications where applicable) sits alongside BAC readiness, not instead of it.

• After registration — prioritisation depends on building information supplied (height, units, cladding, construction type)
• When the building’s current BAC needs reassessment

Which buildings BSR prioritises first (after registration)

GOV.UK (updated June 2025) lists buildings currently prioritised for a BAC direction where at least one of the following applies:

• 18 metres to 29.99 metres high with more than 378 residential units
• Over 30 metres high with more than 11 residential units
• Clad with combustible aluminium composite material
• Large panel systems built between 1957 and 1973 with a gas supply, where it is unclear if reinforcement work has been carried out

BSR July 2026 transition (how quickly directions arrive)

On 9 July 2026 BSR announced a more proportionate, intelligence-led, and risk-based approach to BAC assessments. During the transition it plans to work through applications already under assessment, only call in new applications when necessary until improved processes are agreed, and concentrate initially on organisations responsible for multiple HRBs — with greater support for resident-led PAPs and those previously refused. Updated resources are expected from September 2026.

That operational shift does not remove the statutory duty to apply within 28 days when BSR does direct you. GOV.UK still requires PAPs to prepare the safety case, resident engagement strategy, and MOR evidence before direction — readiness matters even if a direction is delayed.

What goes in the BAC submission pack

GOV.UK requires the safety case report, resident engagement strategy, and mandatory occurrence reporting system evidence for the application. You must also provide serial numbers of any BSR compliance notices currently in force (including notices issued to other accountable persons for the building). Prepare these documents as soon as the building is occupied or when you become PAP — do not wait to be directed.

• Building safety case report
• Resident engagement strategy
• Mandatory occurrence reporting system evidence
• Serial numbers of in-force BSR compliance notices (where applicable)

Fees and filing on the BSR portal

From 1 April 2026, GOV.UK lists a BAC application charge of £312 for the 2026–2027 period, plus separate charges for BSR assessment work under the BSR charging scheme. Payment card or invoice details are submitted with the application.

Threadsovereign records fee amounts, due dates, and receipts on the building record but does not pay the BSR on your behalf. Filing happens on the official BSR portal — compliance software should prepare packs and evidence, not imply automatic filing.

Approved, prompt remedy, or refused

If BSR is satisfied Part 4 duties are met, it issues a BAC — which must be displayed prominently where residents can see it (e.g. a shared lobby).

If issues can be fixed promptly, BSR may tell you what to fix and by when. If you fix them by the deadline, BSR may issue the BAC rather than refuse. If you miss that deadline, the application may be refused.

If BSR is not satisfied, it refuses the application and sends a contravention letter or compliance notice (display compliance notices prominently if issued). You must evidence fixes by the deadline; BSR will tell you when to re-apply.

Review and First-tier Tribunal appeal

If you disagree with the application decision, you can request a review — BSR explains how when it sends the decision. If you still disagree after review, you can appeal to a First-tier Tribunal.

None of that replaces legal advice. Platform support means recording refusal, review, Tribunal, and re-application steps so the building record stays coherent.

Renewal and early reassessment

GOV.UK states BSR aims to reassess a building’s BAC approximately every five years. Reassessment may be sooner if there are significant building changes, issues with risk management, an incident highlighting management problems, or completed remediation work BSR needs to verify.

Practical next steps for PAPs and BSMs

Confirm who is the PAP for each HRB, keep registration contacts current, and maintain a living safety case and engagement strategy before direction arrives. For direction clocks, pack checks, and appeal fields in Threadsovereign, see threadsovereign.co.uk/bac-readiness-software.

Conclusion

BAC readiness is an occupied-phase discipline: direction starts the clock, the pack must be complete, and outcomes include prompt remedy or refusal with a review path. Official sources: GOV.UK preparing a building assessment certificate application (updated 1 April 2026) and BSR’s 9 July 2026 announcement on a more proportionate assessment approach. Explore threadsovereign.co.uk/bac-readiness-software and threadsovereign.co.uk/faq.