The Growing Concern Around Project Delays
If you’ve recently been involved in a lift modernisation, replacement, or installation project, you may have noticed something unusual: projects appear to be taking longer to get off the ground.
For facilities managers, property managers, and building owners responsible for high-rise buildings, this shift can be frustrating and, at times, confusing. Has contractor performance slowed? Are supply chains still to blame?
In reality, the answer lies elsewhere.
Lift project timelines haven’t fundamentally changed. What has changed is the approval process, driven by the introduction of the Building Safety Regulator (BSR) and its Gateway requirements.
Understanding this distinction is critical, not just for planning but for avoiding costly misinterpretations.
What Is the Building Safety Regulator (BSR)?
The Building Safety Regulator was introduced as part of a wider effort to improve safety standards across high-risk buildings in the UK.
Its role is clear:
- Strengthen oversight
- Ensure compliance
- Ensure that building safety is prioritised at every stage of a project
For those responsible for lift systems, an essential component of any high-rise building, this means greater scrutiny at the design and approval stage.
While this represents a positive step forward for safety, it also introduces new procedural layers that must be navigated carefully.
What Are Gateway Submissions – and Why Do They Matter?
Under the BSR framework, Gateway submissions are formal approval checkpoints required before progressing through key stages of a project.
For lift-related works, this typically affects the pre-construction phase, where detailed designs, specifications, and compliance evidence must be submitted for review.
These submissions are not just administrative exercises, they are:
- Comprehensive
- Technically detailed
- Subject to rigorous assessment
Only once approval is granted can the project proceed. This is where the misconception begins.
The Real Reason Lift Projects Are Taking Longer To Start
Let’s address the key issue directly: Lift projects are not taking longer to complete; they are taking longer to start.
The introduction of BSR Gateway approvals has effectively extended the pre-construction timeline. Approval periods can be longer than many stakeholders initially anticipate, particularly where:
- Submissions are incomplete
- Clarifications are required
- Complex designs are involved
However, once approval is secured, the physical delivery of the project typically proceeds within expected timeframes. This distinction is crucial as misunderstanding it can lead to:
- Incorrect assumptions about contractor performance
- Unrealistic expectations
- Misaligned stakeholder communication
The Impact on Property Managers and Building Owners
For those managing high-rise buildings, these changes have practical implications.
1. Project Planning Becomes more complex
Timelines must now account for extended approval windows, not just construction durations.
2. Budget Forecasting Requires Greater Precision
Delays in mobilisation can affect:
- Financial planning
- Contractor availability
- Programme sequencing
3. Stakeholder Communication is Under Pressure
Explaining why a project hasn’t “started” yet, despite being fully scoped, can be challenging without a clear understanding of BSR processes.
4. Risk of Misattribution
Without awareness of Gateway delays, responsibility may be incorrectly placed on contractors or consultants.
How to Navigate BSR Delays Effectively
While BSR approvals are now an unavoidable part of the process, there are clear steps you can take to minimise disruption.
Start Earlier Than You Think
Early engagement is no longer a luxury; it’s a necessity. Build additional time into your programme from the outset.
Prioritise High-Quality Submissions
Incomplete or unclear documentation can significantly delay approvals. Ensure submissions are:
- Detailed
- Accurate
- Fully aligned with regulatory expectations
Engage Expertise Early
Working with experienced lift consultants ensures that submissions are prepared correctly the first time, reducing the risk of back-and-forth queries.
Set Realistic Expectations Internally
Align stakeholders around the reality that approval timelines are now a defining factor in project delivery.
The Role of Independent Lift Consultants
Navigating the evolving regulatory landscape requires more than technical knowledge. It requires clarity, independence, and strategic oversight.
As independent specialists, ILECS help clients:
- Interpret complex regulatory requirements
- Give guidance on preparing robust Gateway submissions
- Give project oversight through every stage of the process
Through services such as insight (detailed inspections and reporting) and Navigate (professional project management), ILECS simplify what can otherwise feel like an overwhelming process.
Most importantly, we provide clear, unbiased advice, removing the guesswork and ensuring that decisions are made with confidence.
A Shift in Process, Not Performance
The introduction of the Building Safety Regulator marks a significant and necessary evolution in building safety. However, it’s essential to recognise what’s really happening:
- Lift project delivery timelines remain consistent
- Pre-construction approval times have increased
This is not inefficiency; it’s enhanced due diligence.
By understanding this shift and adapting your approach accordingly, you can plan more effectively, communicate more clearly, and avoid unnecessary delays and frustration.
Need Support Navigating BSR Requirements?
If you’re planning a lift project and want clarity around Building Safety Regulator Gateway submissions, our expert consultants are here to help.
Get in touch today to ensure your project starts on the right footing and stays on track.