The key building and fire safety regulations we’re meeting and exceeding in 2025

At Thurston Group, we place safety and sustainability at forefront of what we do.

We’ve prepared a handy guide covering the key building and fire safety regulations in 2025.

4 min read | February 2025

At Thurston Group, we know the importance of setting high safety standards when it comes to offsite manufacturing.

We place safety and sustainability at the forefront of what we do, and we recently invested significantly into ensuring compliance with new regulations, well ahead of their rollout.

All premises are required to comply with fire safety regulations, and authorities regularly conduct safety assessments to make sure buildings have precautions in place, and meet standards set for fire resistance.

To help you stay in the know of the current requirements for builders and offsite manufacturers, we’ve prepared a handy guide covering what the key UK building and fire safety regulations are heading into 2025.

What is Joint Code of Practice (JCoP)?

The Joint Code of Practice Tenth Edition (JCoP 10.1) covers fire prevention measures upon construction sites and is recognised as best practice throughout the industry. JCoP 10.1 applies to temporary site accommodation buildings that have a main value of £2.5m and above, and compliance with the code usually forms part of the insurance contract – non-compliance could result in a provider being withdrawn from the project.

Considered as a benchmark for fire safety guidance on construction projects, JCoP is written by the Fire Protection Association covering such things as unit locations, fire breaks, height limits and more. JCoP should be read in conjunction with all current legislation inclusive of HS(G) 168 Fire Safety in Construction, which covers how those involved in construction projects can comply with their legal duties relating to fire risks.

The legislation within JCoP 10.1 outlines requirements including:

  • A minimum 6m (but preferably 10m) firebreak between temporary buildings and other buildings
  • A 18m limit on temporary building height
  • Locating temporary units in areas which are easily accessible to the emergency service
  • Including all temporary buildings in construction site safety plans
  • Making design improvements to better the fire performance of temporary buildings
  • Making improvements to the fire performance of materials used within temporary buildings, including using non-combustible or very low combustible insulation, using materials that produce minimal smoke, and using materials that don’t create flaming droplets
  • Enhancing roof safety by replacing currently compliant roofing with a more rigorous standard

    • From 1st January 2025 all new temporary buildings must be manufactured to meet the requirements of the 10.1 Edition of the code.

    Temporary buildings with more than 6m clear fire break

    Where a fire break of greater than 6m can be achieved, then no special considerations for fire performance are required except for JCoP section 13.6 which states that when temporary buildings are vertically stacked, the mid roof / floor assembly is to achieve 30 minutes (REI) fire resistance from below and their supporting members are to achieve 30 minutes (R) fire resistance to BS EN 13501-2 or British National equivalent test.

    It must be noted that the 6m fire break is increased to 20m if the building under construction is a large timber frame structure.

    Temporary buildings with less than 6m clear fire break

    Where a minimum fire break of 6m cannot be achieved, then the temporary building shall be designed and constructed to meet the fire performance requirements of JCoP section 13.3 with the following considerations.

    Temporary building manufactured before 1st January 2025 which meet the criteria of JCoP 9th Edition section 13.3 and are properly maintained can continue to be used after that date.

    Temporary buildings manufactured after 1st January 2025 shall be manufactured to meet the criteria described within JCoP 10.1 Edition.

    As written out in the JCoP 10.1, buildings should also achieve 30 minutes REI, when tested to BS EN 13501-2.

    What does REI mean in fire resistance?

    The REI (load bearing (R), integrity (E) and insulation ability (I)) marking identifies the fire-resistance rating of a structure.

    REI is tested to BS EN 13501-2, a standard which evaluates the fire performance of construction products through a series of tests assessing the reaction of materials to fire, smoke, and flaming.

    How does Thurston Group ensure compliance with fire safety regulations?

    At Thurston Group, we’ve invested significantly in product development and an intensive testing process, to ensure our units comply with the regulations that are coming into place on January 1st 2025. Our Temporary Accommodation Units surpass JCoP requirements, providing a safe solution for those operating in the construction industry.

    Our commitment to fire safety also goes beyond meeting regulations. Our design teams are always actively developing new products with higher fire performance capabilities, as we look to constantly improve our offering.

    Speak to our team today to learn more about our safe offsite solutions.

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