The introduction of the Building Safety Regulator (BSR) has brought new levels of scrutiny to high-risk residential buildings. While this step is vital for raising standards, it has also created serious challenges for contractors, developers, and design teams working to achieve timely project handovers.
One of the most pressing issues is the growing number of Gateway 3 refusals, which are increasingly common and disruptive at the point of occupation. Without a robust evidence package, many projects are being delayed, exposing clients to additional costs, reputational risk, and stakeholder frustration.
Recent reports highlight the scale of the problem. In February 2025, Building Magazine revealed that only 7 out of 40 Gateway 3 applications had been approved by the BSR during 2024. More recently, the International Fire & Safety Journal noted that just 1 out of 13 transferred Gateway 3 applications was approved in May 2025. The message is clear: projects that submit incomplete or poorly evidenced information are far more likely to face refusal. Read more about these delays at the Building Safety Regulator here.
Common reasons for Gateway 3 refusal
From both industry reports and our own experience, the most frequent reasons for refusal include:
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Incomplete information – missing documentation, poor record-keeping, or lack of installation evidence
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Design detail not fully demonstrating compliance – gaps in performance evidence or unclear justification under Approved Document B and BS 7974
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Weak or absent installation evidence – poor compartmentation records, missing fire-stopping sign-offs, or limited traceability of materials
With the HSE acknowledging a backlog and scrutiny within the BSR, any submission that lacks clear, regulator-ready evidence is highly likely to be challenged.
How fire engineering and assurance can help
At J.S.O Fire Safety Consultants, we have introduced a dedicated fire engineering and construction-phase assurance service designed to reduce the risk of Gateway 3 refusals. By providing independent, fire-specific oversight during the construction phase, we ensure the compliance package is complete, consistent, and regulator-ready.
Our approach includes:
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Independent checks on fire safety installations and systems while works are ongoing
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Fire engineering input to demonstrate compliance under BS 7974 and Approved Document B
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Clear, collated evidence of compartmentation, fire-stopping, and penetration seals
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Production of documentation tailored for submission to the BSR at Gateway 3
This proactive model prevents the late discovery of issues, reduces costly remedials, and helps protect programme certainty at the point of handover.
Benefits for contractors and developers
By integrating fire engineering assurance into your project, you can:
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Reduce the risk of Gateway 3 refusal with complete, regulator-ready submissions
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Protect programme certainty and avoid unexpected delays at the point of occupation
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Minimise remedial costs by resolving issues during construction, not after
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Maintain stakeholder confidence with residents, investors, and clients who expect safe, timely delivery
Supporting the industry through change
The delays and refusals at Gateway 3 reflect a major cultural shift in how fire safety is regulated in the UK. For contractors, architects, and developers, the challenge is clear: incomplete or poorly evidenced compliance packages are no longer acceptable.
By investing in fire engineering assurance during the build, projects can move through Gateway 3 with greater certainty, saving both time and cost while safeguarding reputations.
At J.S.O Fire Safety Consultants, we are already supporting clients with fire strategy plans, fire risk assessments, and fire engineering services across high-risk projects nationwide. Our mission is to help ensure that every building handed over is both compliant and safe — without unnecessary delays.
Get support with Gateway 3 compliance
If your project is approaching Gateway 3, now is the time to take action. Contact J.S.O Fire Safety Consultants today to learn how our fire engineering and assurance service can help you deliver regulator-ready documentation and avoid costly refusals.