Scottish Building Regulations: Proposed review of fire safety topics including Cameron House Hotel recommendations:

Feedback updated 11 Mar 2026

We asked

Following the tragic fire at Cameron House hotel in December 2017 and the subsequent fatal accident inquiry (FAI) published in January 2023, the Scottish Government undertook a review of the FAI outcomes through the Ministerial working group on building and fire safety and so Scotland's building and fire safety regulatory frameworks. As part of the group's actions, two expert panels were created. Firstly, a short life working group to review the FAI recommendations (which reported in October 2023) and secondly the fire safety expert panel was created to look at the long-term commitments outlined within the Cameron House hotel short life working group (SLWG) report and to review other aspects of Scottish building standards and fire safety guidance.

The ‘Scottish Building Regulations: Proposed review of fire safety topics including Cameron House Hotel recommendations:’ public consultation gathered information and views on the proposed actions from the Review Panel recommendations and asked: 

  • whether to mandate the requirement to install automatic fire suppression systems when traditional buildings are converted to hotel use.

 

  • whether to extend the ban on combustible external wall cladding systems to hotels, boarding houses and hostels.

 

  • whether to amend Regulation 8(4) and exemptions to European Classification A1 and A2 components that form part of an external wall cladding system.

You said

The consultation received 40 responses.

  • mandating automatic fire suppression systems for future conversions of traditional buildings to be used as hotel accommodation – 63% support. In summary, the response to the public consultation favours mandating suppression to traditional buildings converted to hotel use.

 

  • mandating non-combustible external wall cladding systems in new build hotels, boarding houses and hostels with a storey 11 m or more in height- inconclusive due to research not being completed at the time.     

 

  • amendment to Regulation 8(4) and exemptions to European Classification A1 and A2 components that form part of an external wall cladding system – 63% support.             

We did

The Building (Scotland) Amendment Regulations 2025 were laid in the Scottish Parliament on 3 November 2025. Changes to requirements on fire safety of buildings, including traditional buildings converted to hotels and external wall cladding systems to hotels, guest houses, boarding houses or hostels will be introduced on 6 April 2026.  These regulations include:   

•     Simon and Richard’s law implemented through changes to the mandatory building standard 2.15 to require a traditionally constructed building converted to hotel use, with 15 or more rooms used for sleeping accommodation, to require installation of an automatic fire suppression system;

•    amendment to Regulation 8 to introduce a ban on combustible external wall cladding systems of hotels, guest houses, boarding houses or hostels at a height of 11m or more above the ground; 

•    amendment to Regulation 8(4) and exemptions to European Classification A1 and A2 components that form part of an external wall cladding system

Amendments to the building regulations and standards are now made by Part 2 of The Building (Scotland) Amendment Regulations 2025

The revised standards and supporting guidance apply to all building warrants submitted on or after 6 April 2026 and are published at:  Building regulations - Building standards - gov.scot.

The  summary of changes also provides further information on the key and wider changes.

Results updated 2 Jul 2025

The consultation analysis report on the responses received is now published. A Scottish Government response outlining next steps will follow in due course.

Published responses

View submitted responses where consent has been given to publish the response.

Closed 7 Mar 2025

Opened 13 Dec 2024

Contact

Building Standards Division

buildingstandards@gov.scot

Overview

This consultation seeks to obtain the views and opinions of stakeholders on a review of building standards relating to the fire safety of historic buildings converted for hotel use. Some wider fire safety issues are also considered to help ensure the safety of people in and around Scotland's buildings.

The consultation covers six main areas, as follows:

  • considers introducing a requirement to have active fire suppression systems installed for future conversions of historic buildings to be used as hotel accommodation
     
  • considers the special risks which existing hotels and similar premises may pose through the presence of hidden cavities or voids, varying standards of workmanships, age, and the variance from current standards and if revising the guidance provided by the Scottish Government and others is needed
     
  • the application of mandatory building standard 2.15 - automatic fire suppression systems - to alterations, extensions and conversions of buildings within scope of the standard
     
  • mandating of non-combustible external wall cladding systems in new build hotels, boarding houses and hostels over 11m in height
     
  • miscellaneous fire safety issues
     
  • impact assessments
     

The proposed changes outlined in the consultation aim to:

  • improve fire safety for the design and construction of all buildings, including historic buildings converted for hotel use, making them safer for those in and around buildings in the event of an outbreak of fire
     

Background

The publication of the fatal accident inquiry report looking into the deaths of Simon Midgley and Richard Dyson following a building fire at Cameron House hotel on 18 December 2017 was published on 11 January 2023. Six recommendations were provided, two directed at Scottish Government.

  • Recommendation 4: 'The Scottish Government should consider introducing for future conversions of historic buildings to be used as hotel accommodation a requirement to have active fire suppression systems installed.'
     
  • Recommendation 5: 'The Scottish Government should constitute an expert working group to more fully explore the special risks which existing hotels and similar premises may pose through the presence of hidden cavities or voids, varying standards of workmanships, age, and the variance from current standards and to consider revising the guidance provided by the Scottish Government and others'

The Scottish Government established the short life working group as a forum to consider the recommendations from the fatal accident inquiry. It brought together those parties directly referenced within the fatal accident inquiry report by Sheriff McCartney, namely, Scottish Government, Scottish Tourism Alliance, UK Hospitality Scotland and the Scottish Fire and Rescue Service among others.

Following meetings of the group throughout 2023, a final report was published on 2 October 2023 outlining actions to be taken against each recommendation in the fatal accident inquiry.

As short term measures the Scottish Government

  • amended the guidance in the technical handbooks (clause 2.0.7) to strengthen key messages on the challenges faced when converting traditional buildings and to promote the use of automatic fire suppression systems for historic building conversions to hotels
     
  • amended the Section 34 letter to Local Authority Chief Executives under the Building (Scotland) Act 2003 (Section 34 - reports and information - notification of application for building warrant - Section 2 – fire) to require that a verifier must notify the Scottish Government where future conversions of historic buildings are to be used as hotel accommodation
     
  • have worked with partners including industry to promote key fire safety messages around the special risk associated with historic construction techniques, materials, and fire spread in hidden voids

The building and fire safety expert working group has been created to look at the long-term commitments outlined within the Cameron House hotel short life working group report and to review other aspects of Scottish building standards and fire safety guidance. 

This consultation reflects the outcomes and proposals of the expert working group.

Read the consultation paper.  The consultation paper contains full background information for this consultation. You may find it useful to read or refer to while responding.

Useful information about responding to this consultation

As you complete your response, each page will provide the option to 'Save and come back later' at the bottom. This means you can save your progress and return to the consultation at any time before it closes. If you don't use this feature and leave the consultation midway through, your response will be lost.

Once you have submitted your response, you can enter your email address to get a pdf copy of your answers sent to you.

On the 'About You' page at the end of this consultation, organisations will have the opportunity to tell us more about their work and/or how their response was informed.

After the consultation has closed there will be a few months delay before any responses are published. This is because we must check any responses to be published abide by our Terms of Use.

A analysis report will usually be published some months after the consultation has closed. This report will summarise the findings based on all responses submitted. It will be published on the Scottish Government website and you may be notified about it if you choose to share your email address with us. You can also join our consulation mailing list where we regularly list newly published analysis reports (as well as new consultations).

 

Why your views matter

The Scottish Government is now seeking the views of any organisation or individual with an interest in ensuring building standards legislation and associated technical handbook guidance fully address the issues raised in relation to:

  • consideration given to mandating of automatic fire suppression systems through the building regulations when traditional buildings are converted to hotels.
  • the role of voids and cavities in fire spread in traditional buildings used as hotels
  • review associated guidance including the use of lath and plaster wall coverings, the presence of any fire-resistant material and low-level emergency lighting in hotels
  • the application of mandatory building standard 2.15 automatic fire suppression systems to alterations, extensions and conversions of buildings within scope of the standard
  • consideration given to mandating of non-combustible external wall cladding systems in new build hotels, boarding houses and hostels over 11 m in height
  • miscellaneous issues in section 2 fire of the technical handbooks.

What happens next

Following analysis of consultation responses, recommendations will be made to Scottish Ministers on relevant changes to current standards and guidance within building regulations.

Interests

  • Building and Planning
  • Main hub