Gateway 2 Under Scrutiny: What Recent Updates Mean for the Industry
Published: 24/09/2025
In recent weeks, the Building Safety Regulator (BSR) has faced renewed scrutiny from both Parliament and the industry it regulates. Commons and Lords committees have been examining the regulator’s performance, with particular focus on Gateway 2—the approval stage that prevents site work from starting until building safety is assured.
Since its introduction in October 2023, Gateway 2 was intended to be a 12-week process. In practice, however, delays have been widespread. Recent data from the government’s transparency reports confirms that the average time for approval is now 36 weeks, three times longer than planned, with only around 30% of applications decided within the statutory window. The backlog has risen to more than 1,000 active applications, covering tens of thousands of homes, and we are aware of applications that have been pending for up to 50 weeks.
Leadership Promises and Organisational Change
Andy Roe, the regulator’s new chair, has outlined his ambition to reduce delays by the end of 2025. The BSR is also undergoing structural reform, moving from the Health and Safety Executive into the Ministry of Housing, Communities and Local Government as an executive agency. Alongside this shift, it is recruiting over 100 new staff and moving away from the “multi-disciplinary team” model, which Roe himself described as “dysfunctional.”
The aim is to create a more centralised in-house team of inspectors to improve efficiency, supported where necessary by a hybrid outsourcing model. A new Fast Track Process is also being introduced to prioritise higher-risk new-build schemes.
Industry Perspective: Quality, Capacity and Engagement
While many of the regulator’s difficulties stem from capacity, the committees also heard that application quality remains inconsistent. Dame Judith Hackitt and others noted that some submissions have lacked core detail, making rejection inevitable. In parallel, industry representatives stressed the difficulty of navigating a new and evolving system.
There are early signs of improvement. Developers are beginning to benefit from more engagement with the regulator, including early dialogue and the planned introduction of “account managers.” The prospect of pre-application services and even AI-assisted validation is under discussion. However, these initiatives are still in the pilot stage, and their impact will take time to be fully realised.
What This Means in Practice
For our clients, the message is clear: the regulatory landscape is still maturing, and Gateway 2 will continue to carry risk to programme, cost, and delivery certainty. Projects must now plan realistically for longer approval periods, while also ensuring their submissions are comprehensive and regulator-ready from the outset.
The Harris Approach
At Harris Associates, we see Gateway 2 as a critical programme milestone that demands thorough preparation and strategic handling. We are supporting clients by:
- Strengthening submissions through early design audits and compliance reviews
- Planning engagement strategies with the BSR to anticipate likely queries and build clarity
- Managing programme risk so that regulatory uncertainty can be factored into delivery and financing models
The tougher building safety regime was created for good reason. But until it settles into a predictable flow, developers and asset owners must approach it with foresight, and the right expertise at their side.
If you are preparing for Gateway 2 or managing schemes already in the pipeline, we can help ensure your applications are ready for approval and your programme remains resilient.
If you're a building owner or manager, collaborating with an experienced consultancy like Harris Associates can streamline the BSR application process, helping to safeguard your investments and enabling your projects to proceed smoothly under the new guidelines.
Contact us today to discuss how we can support your project and manage the building control application process on your behalf. For further information or to schedule a consultation, please get in touch.
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