Latest updates to Scotland’s fire safety standards
- RiskSTOP
- 24 minutes ago
- 3 min read
Fire safety requirements in Scotland continue to evolve as part of a wider commitment to improving building safety and reducing the risk of fire spread. One of the most significant upcoming changes for building owners and developers to be aware of is the Building (Scotland) Amendment Regulations 2025. This regulation will come into force on 6 April 2026.
These amendments update Scotland’s building standards requirements relating to external wall cladding systems and automatic fire suppression in specified circumstances. There are important implications for those responsible for development, refurbishment and building upgrades across certain non-domestic residential premises.
What are the Building (Scotland) Amendment Regulations 2025?
The 2025 amendments strengthen Scotland’s building standards by expanding controls on the design, materials and performance of external wall cladding systems.
Previously, these requirements were often discussed in the context of domestic and higher-risk residential buildings. From April 2026, the scope will widen to include:
Hotels
Guest houses
Boarding houses
Hostels
Regulation 8’s cladding restrictions apply to “relevant buildings”, which Scottish Government handbook guidance commonly summarises as buildings having any storey at a height of 11m or more above the ground. This means the requirements do not automatically apply to ALL hotels, hostels, guest houses, and boarding houses, unless the building meets the relevant building criteria.
This reflects growing recognition that fire spread via external walls presents a heightened risk in buildings where occupants may be unfamiliar with escape routes and reliant on effective fire safety management.
Important: SSI includes changes beyond cladding, including amendments to building standard 2.15 on automatic fire suppression systems for a particular category of traditionally constructed residential buildings with 15 or more rooms used for sleeping accommodation, and additional exemptions under regulation 8.
Why have these changes been introduced?
External wall systems have come under increased scrutiny in recent years, and the Scottish Government has linked these amendments to review work following the Cameron House Hotel fire, including the intention to extend controls to hotels, guest houses, hostels and boarding houses.
The Scottish Government’s objective is to reduce the likelihood of:
Rapid external fire spread
Compromised means of escape
Increased risk to life for sleeping occupants
By extending cladding controls to hotels and similar premises, the regulations aim to improve consistency in fire safety standards and enhance overall resilience in higher-risk buildings.
Who will be affected?
The amendments will be relevant to those involved in building work subject to the building standards system, including:
Building owners and landlords
Hotel and hostel operators
Developers and investors
Facilities and property managers
Design and construction teams
Both new developments and certain refurbishment or alteration projects may fall within scope, depending on the nature and extent of the works, whether a building warrant is required, and how transitional arrangements apply.
What should duty holders be doing now?
Although the regulations do not take effect until April 2026, early preparation is advised. Taking a proactive approach can help reduce disruption, manage costs and demonstrate compliance through robust project planning and specification.
Key actions to consider include:
1. Review existing external wall systems
Where construction details are unclear, intrusive surveys may be necessary to confirm materials and wall build-ups, particularly where future building work is anticipated.
2. Assess future projects
Planned refurbishments, extensions or change-of-use projects should be reviewed against the forthcoming requirements to ensure compliance from the outset, including consideration of SSI transitional provisions.
3. Engage competent professionals
Early involvement of fire engineers, building standards consultants and competent contractors is essential to achieving compliant and proportionate solutions.
4. Update fire risk management strategies
While the amendments are building standards requirements, rather than a direct change to operational fire safety legislation, external wall risks should still be considered alongside wider fire safety arrangements.
What this means for duty holders and risk managers
For building owners, responsible persons and risk managers, the Building (Scotland) Amendment Regulations 2025 highlight the importance of understanding external wall construction and demonstrating proportionate, evidence-based compliance through the building standards process.
As cladding and other fire safety requirements extend to relevant hotels, guest houses, boarding houses and hostels, duty holders must be confident that external wall systems have been properly assessed. Any identified risks must then be managed in line with current building standards and recognised good practice.
This places increased emphasis on engaging competent professionals who can provide clear, auditable advice and support informed decision-making.
RiskSTOP remains committed to supporting organisations through these regulatory changes, offering clear, practical guidance aligned with Scotland’s evolving fire safety framework. We aim to help clients understand their responsibilities, prioritise life safety and implement proportionate measures with confidence – both ahead of, and beyond, April 2026.
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