Why evidence, not paperwork, is now the defining test of fire safety compliance in BTR

Digital fire safety technology has emerged not as an operational convenience, but as a regulatory and commercial requirement. Systems that provide live visibility, verifiable records, and predictive insight are now central to meeting regulatory obligations and, more importantly, to reducing risk and protecting lives.

For investors in BTR assets, this shift is not just regulatory, it is material. Safety data now underpins asset valuation, operational resilience, and long-term income stability. In a market where capital is increasingly selective, buildings that cannot demonstrate robust, real-time safety assurance are exposed to heightened scrutiny and reduced investor confidence.

The Building Safety Act and the ‘Golden Thread’

The Grenfell Tower tragedy is a stark reminder of the consequences when oversight, record keeping, and accountability fall short. Despite this, many buildings still rely on outdated systems that leave critical blind spots in safety data.

The Building Safety Act 2022 introduced the requirement for a digital ‘Golden Thread’, a complete, accurate, and continuously updated record of a building’s safety information throughout its lifecycle. 

For investors, the Golden Thread is rapidly becoming a due diligence requirement, not a compliance ideal. It is the mechanism through which risk is assessed during acquisition, refinancing, and ongoing asset management. Gaps in this record create uncertainty that can delay transactions, increase legal exposure, or impact asset value.

For property managers, this means maintaining verifiable evidence of every fire alarm test, and corrective action. But how can a property manager be certain an inspection was actually carried out, by who, and when? In practice, the only scalable solution is a digital compliance platform which keeps records in one place that is locked, auditable and trusted as a defensible, regulator-ready evidence base.

What the BSA requires of property managers

Under the BSA, property managers in higher-risk buildings must operate in a fundamentally different way. They are required to maintain the Golden Thread, prepare and update Safety Case Reports, conduct regular inspections and maintenance of fire and structural systems, and clearly assign responsibilities to ensure accountability. 

They must engage residents with safety information and evacuation procedures, ensure staff and contractors are competent, promptly rectify defects, and provide evidence of compliance to the Building Safety Regulator. In short, managers are legally responsible for a risk-based, transparent, and continuously auditable approach to building safety.

However, the implications extend beyond day-to-day operations. Asset owners, lenders, and equity partners increasingly expect assurance that these responsibilities are being met consistently across entire portfolios.

Insurers and investors now demand the same transparency, recognising that gaps in safety data represent regulatory, financial, and reputational risk that can directly affect yield, liquidity, and exit timing.

The hidden dangers of manual records

Manual and fragmented record keeping undermines compliance. Information stored across paper logs, PDFs, and disconnected systems makes it nearly impossible to maintain a clear, up-to-date view across multiple buildings. Human error introduces further risk, with missed inspections, incomplete entries, and delayed fault identification all too common. 

When managing hundreds or thousands of units, these gaps multiply quickly across portfolios, increasing both regulatory exposure and operational cost.

In our building audits, we have seen significant gaps in fire safety testing, with only a fraction of buildings fully tested in line with legislation. Meanwhile, our data analysis of official FRS figures showed around 500 fires in tall buildings occurred where smoke alarms failed to sound. On 17 occasions, the alarm was found to either be missing batteries, or the battery was defective. This raises a critical question: how is it possible in a post-Grenfell world that basic life-safety components still fail unnoticed? A further 21 incidents involved alarms that were faulty or incorrectly installed. Without centralised, real-time safety data, systemic failures like these can remain hidden until exposed by a serious incident.

False alarms are another challenge. Thousands of unnecessary emergency callouts occur yearly - around 22,000 times a year in medium and high-rise buildings, according to our analysis.  These events strain emergency services and disrupt residents who are paying premium rents and expect consistently high service levels, and create avoidable costs. Most compliance failures aren’t technical, they’re evidential and poor documentation can turn a £1,000 repair into a £10,000 problem through repeat visits and unresolved faults.

From record keeping to digital proof

Modern platforms provide digital proof that safety actions have been completed. Automated task scheduling ensures inspections and maintenance are planned, assigned, and tracked across portfolios. Real-time verification links tasks to individuals, timestamps, and system data, creating an indisputable audit trail.

Centralised dashboards give managers live visibility of compliance status, outstanding actions, and emerging risks, enabling faster decision-making and stronger oversight. This transparency closes accountability gaps that arise when maintenance is outsourced.

This governance-grade reporting allows asset managers, boards, and investment committees to move from anecdotal assurance to measurable oversight, strengthening confidence in operational controls.

Operational, financial, and future benefits

The Building Safety Act has shifted the burden of proof. Compliance is no longer about intent or process, it is about evidence. Property managers who cannot prove what was tested, when, and by whom are exposed, regardless of how robust their systems appear on paper.

Fire safety is now a data discipline. For investors it is increasingly a proxy for management quality, operational maturity, and long-term asset resilience. Those who continue to rely on manual assurance are not just behind the curve but are carrying unquantified risk. Digital tools now give property managers visibility they could only wish for previously. In a post-Grenfell regulatory environment, not knowing is no longer an excuse and not investing in visibility is becoming a strategic liability.

David Simpson is Group Product Director of Drax Technology, the provider of advanced fire alarm software, innovative compliance, and safety management solutions.