The Building Safety Act 2022 made it clear that someone has to be identifiably responsible for the safety of every high-rise residential building. That is the job of the accountable persons, led by one principal accountable person, or PAP.
Accountable person or principal accountable person?
An accountable person (AP) is an organisation or individual that owns, or has a legal obligation to repair, any common parts of a high-rise residential building. Common parts include the structure and exterior, corridors, lobbies and staircases. Freeholders, landlords, management companies and commonhold associations can all be APs.
A building can have several APs, but it has only one PAP.
How the PAP is identified
- If the building has only one AP, that AP is the PAP.
- If it has more than one, the PAP is whoever owns, or has a legal obligation to repair, the structure and exterior.
It is usually an organisation, although an individual can hold the role in some cases. The answer depends on the leases and ownership structure, so it is worth checking them rather than assuming.
What the PAP has to do
- Register the building with the Building Safety Regulator and report changes.
- Confirm that all APs have assessed fire and structural risks and put suitable measures in place.
- Prepare the safety case report and send it to the regulator when required.
- Operate a mandatory occurrence reporting system and report safety occurrences.
- Operate a complaints system.
- Display required information in the building.
- Prepare and update a resident engagement strategy.
- Apply for a building assessment certificate when directed.
Is your managing agent the PAP?
Usually not. An agent appointed by a landlord or management company to manage a building on its behalf does not become the PAP simply through that appointment. The test is about who owns the common parts or holds the repairing obligation.
A managing agent can carry out a lot of the work, and the PAP can authorise an agent in writing to register the building. Directors should make sure their management agreement sets out what the agent will do, because the legal duty and the day-to-day task are different things.
If you are a director of an RMC or RTM company
This is where the role can feel personal. If your company holds the repairing obligation for the structure and exterior, your company may be the PAP. Ask three simple questions at your next board meeting:
- Have we confirmed who the APs and PAP are, and is that in writing?
- Who keeps each of the PAP's duties up to date, and who checks it has been done?
- When did the board last see a report on building safety?
What residents can expect
Residents should be able to find out who the PAP is, raise building safety complaints and take part in decisions through the engagement strategy. If you do not know who is responsible for your building, start by asking your managing agent or landlord.
This guide is general information for England at 1 November 2026, not legal advice. Your lease and your building's circumstances may change how it applies to you, and the law may change after this date.