Student Accommodation & Build-to-Rent · All 33 London Boroughs
Compliance for Student Accommodation & Build-to-Rent in London
Searching for recommended service providers for fire risk assessments in London student halls? SR Maintenance manages student accommodation compliance London across multi-building portfolios. We audit each property, map duty-holders, track compliance dates, perform inspections and remedial work and hold the evidence in one place. One trusted partner gives owners and operators a clear view across buildings on different clocks. SR Maintenance does not work as a certificate seller, accountable person, or developer.
BAFE · NICEIC · Gas Safe · NEBOSH · IFSM · NAPIT · City & Guilds · TrustMark · 12,000+ certificates since 2018 · 4.8 on Trustpilot
Photo: Engineer testing fire safety systems in student accommodation.
Accredited · Evidenced · London-wide
12,000+ certificates issued since 2018 · Rated 4.8 on Trustpilot · all 33 London boroughs + M25
Who is responsible for compliance in student accommodation and build to rent?
Different parties hold different compliance duties within the same building. The Responsible Person covers fire safety based on control of the premises or common parts. The accountable person covers the legal estate and repairing obligations for common parts. Build to rent compliance London requires these responsibilities to be clear across owners, operators, and managing agents. Electrical and gas duties depend on the tenancy arrangement. In PBSA, student halls compliance management also depends on the university's agreement with the operator and the duties assigned within it. SR reviews the operating structure and lease, identifies each duty holder, and keeps the evidence linked to the correct responsibility.
| Duty-holder role | Legal basis | What defines it | Holder (PBSA) | Holder (BTR) |
|---|---|---|---|---|
| Responsible Person | Fire Safety Order 2005 (RRO) | Control of the premises / common parts | Operator | Operator / managing agent |
| Accountable Person / PAP | Building Safety Act 2022, ss.72–73 | Legal estate + repairing obligation over common parts | Owner / freeholder | Owner / freeholder / RMC |
| Landlord (electrical & gas) | ESS Regs 2020 / GSIUR 1998 | Party to the tenancy of the let dwelling | Operator (direct let) or university | Operator (direct let) |
| University | Nomination / lease-and-leaseback (contract) | Contract terms; reputational risk seldom transfers | Shares risk; retains legal duty | Not applicable |
Compliance standards and frequencies at a glance
PBSA and BTR compliance covers fire, electrical, gas, energy and resident safety across the full building. Each requirement has its own legal basis, testing interval and responsible party. The schedule also changes with the building type, height, use and installation. SR covers the services listed below and directly manages inspection. Specialist providers handle water hygiene, EPC assessment and Building Safety Act work, with SR keeping the related records connected to the wider compliance programme.
| Duty | What drives it | Frequency | Who holds it / SR role |
|---|---|---|---|
| Fire risk assessment | RRO 2005 | Regular review (not rigidly annual) | Responsible Person, SR in-house |
| Fire alarm | BS 5839-1:2025 | Weekly test and 6-month service | Responsible Person, SR in-house |
| Emergency lighting | BS 5266-1:2025 | Monthly functional and annual full-duration | Responsible Person, SR in-house |
| Fire doors | Fire Safety Regs 2022 | Quarterly communal and annual flat (>11m) | Responsible Person, SR in-house |
| Fire extinguishers | BS 5306-3 | Annual service and monthly visual | Responsible Person, SR in-house |
| EICR / fixed-wire | ESS Regs 2020 | 5-yearly (dwellings) and risk-based | Landlord, SR in-house |
| Gas safety (CP12) | Gas Safety (Installation and Use) Regulations 1998 | Annual where gas present | Landlord, SR in-house |
| PAT | EWR 1989 | Risk-based (not statutory annual) | Duty holder, SR in-house |
| Residential PEEPs | Res. Evac. Plans 2025 | From 6 April 2026 | RP/AP, SR coordinates evidence |
| EPC / MEES | Warm Homes Plan | EPC C by Oct 2030 | Landlord, SR coordinates |
Water hygiene and legionella checks need a suitable specialist. EPC assessments also use a qualified assessor. The Building Safety Act 2022 follows the relevant owner or duty-holder. SR handles these services and keeps the records together.
PBSA compliance: what student accommodation operators must manage
PBSA has high sleeping risk because many residents sleep in the same building. Near-full occupancy affects the fire detection needed in shared areas and bedrooms. Residential PEEPs apply from 6 April 2026 to qualifying buildings. An approved code also supports the exemption from the assured tenancy rules. SR Maintenance manages the compliance records and supports code evidence but does not run code accreditation.
Do PBSA buildings need an HMO licence?
Large purpose-built student halls with an approved Code do not need a mandatory HMO licence. Buildings made only of self-contained studios or 1–2-bed flats also fall outside HMO licensing. Smaller private student houses with shared facilities need an HMO licence. For purpose-built student accommodation compliance, the local council rules also need checking for extra or selective licensing.
SR keeps the building ready for inspection and keeps the required records. SR does not apply for HMO licences or provide licensing advice. If the building is a student HMO, the HMO fire risk assessment goes to the group's dedicated HMO service.
| Scenario | Licensable as an HMO? | Notes |
|---|---|---|
| Large PBSA under an approved Code | Outside mandatory HMO licensing | Extra or selective licensing can apply |
| All-studio / 1–2-bed self-contained scheme | Not an HMO | Each unit is self-contained |
| Smaller / private shared student housing | Can need an HMO licence | Licence application routed out, HMO fire risk assessment to sister site |
The PBSA summer turnaround: a year of testing in a few weeks
The 8–12-week gap between academic years is the main time to complete all building checks and repairs before students return. Room access, contractor availability and the September check-in date all create pressure in the same short period. A missed check can go beyond check-in, or a repair can remain unfinished when the building returns to near-100% occupancy.
SR checks each building and records all required inspections and repairs. We set the inspection dates, complete the work, and provide the required certificates and reports. The free portfolio compliance audit is where SR builds the summer plan.
Build to rent compliance: managing obligations across a portfolio
A BTR portfolio can span many buildings, with different safety checks and dates. Homes rented directly by the operator have their own electrical and gas checks, alongside fire safety in shared areas. The person responsible for each duty also needs to be clear. This matters even more across a large portfolio, where one missed date can affect several buildings.
SR checks each building, lists the work, sets dates, and keeps records together. The same approach also supports student accommodation across mixed property portfolios.
The London Plan H11 definition helps explain which homes count as BTR. SR handles ongoing safety work for buildings in use, not planning, development, the London Plan definition, or the 15-year covenant rules.
Build to rent and MEES: planning for EPC C by 2030
Under the Warm Homes Plan announced on 21 January 2026. The plan includes a £10,000 cost cap for each property and penalties of up to £30,000. An enabling SI is expected around 2027, with EPC rating changes linked to the Home Energy Model.
A minimum EPC E rating at present. EPC B is proposed from 2031 for buildings above 1,000 m², but this is not yet law.
SR Maintenance delivers domestic EPC assessments for residential units. For commercial assets, our team coordinates independent assessors. Our service organises the 2030 target into a phased timeline. We manage the process, track renewal dates, and store your energy certificates.
The Renters' Rights Act 2025 and your compliance evidence
The Renters' Rights Act 2025 changes how rented homes are managed. Section 21 ended on 1 May 2026, with assured periodic tenancies taking effect on the same date. Student HMOs also have new rules under Ground 4A. Good compliance records matter when landlords need to show that the building meets its legal duties. SR keeps the evidence together but does not provide legal advice or manage tenancies.
Key dates
Building Safety Act: higher-risk PBSA and build-to-rent blocks
Many PBSA and BTR blocks fall under the higher-risk building rules. The test covers buildings at 18m or 7 storeys, with 2 or more residential units. Building Safety Regulator registration is required before occupation. Occupying an unregistered building is a criminal offence. SR manages fire risk assessments, fire alarm testing, emergency lighting, fire door checks, and EICR. These records support the golden thread. The owner, freeholder, or RMC remains the accountable person. SR provides the records but does not take that role, prepare the safety case, or provide Building Safety Act consultancy.
How SR Maintenance manages your compliance
Every building starts with a clear review of its duties, dates, and responsible people. SR Maintenance provides student accommodation compliance audit services in London. SR Maintenance also handles block management and HMO properties.
Who we work with across student accommodation and build to rent
Do you operate purpose-built halls or BTR blocks? Then, you're in the right place. SR Maintenance works with those who are responsible for student accommodation and build to rent across single buildings and portfolios. Each safety check depends on the property types.
Student accommodation compliance FAQs
Free Portfolio Compliance Audit
Book your free portfolio compliance audit
Need a clear view of your property? SR Maintenance audits each building across all 33 London boroughs. We map who is responsible and show exactly where your estate is and where the gaps are.
Fire, electrical and gas safety delivered in-house
Summer turnaround planned around your check-in date
PBSA and BTR across all 33 London boroughs
We respond within 15 minutes (Mon to Sat). No obligation. SSL secured · ICO Registered.