How do you keep the windows of high-rise buildings safe and secure?
Over 583 tall buildings are planned for the London skyline, with 270 already built this decade. This means an increasing level of scrutiny from the government, and growing emphasis on the health and safety of high-rise apartment blocks – especially since the Grenfell tragedy.
So, if you own or manage an apartment block, it’s important to keep the windows of your building compliant with the law and fit for use.
Find out more about the best window types, and window safety for tall buildings below.
High-Rise Building Windows: The Risks & Solutions
There are plenty of ways to keep occupants as safe in larger apartment blocks. While you’ll never rule out improper use, you can fit windows that minimise the common risks and dangers associated with tall buildings and windows.
Here’s a list of known problems and solutions, in line with the current UK regulations.
1 Falls From Windows
- Risk: One of the biggest concerns, and worst case scenarios, is the risk of people falling out of a high window. Unfortunately, this is particularly applicable to children who may be playing nearby and not realise the danger. This is obviously compounded by windows that are fitted poorly, open very widely, or are just very old.
- Solutions: UK building regulations require windows in high-rise buildings to have restrictors, which limit how far a window can open (typically no more than 100mm) to prevent accidental falls. These restrictors should be childproof – but also easily removable for emergency exits. Safety devices like window guards are also recommended for further protection, since these act as a physical barriers to falling
- Key legislation: Building Regulations Approved Document K (Protection from falling, collision, and impact)
2 Windows & Fire Safety
• Risk: Windows play a critical role in fire escape routes and ventilation during a fire. Poor window design or placement can block potential escape routes, or potentially hinder ventilation.
• Solutions: Building regulations in the UK ensure that windows above a certain height must be suitable for emergency evacuation. Additionally, the use of fire-resistant materials around windows is crucial to prevent the fire spreading further. Windows may also be part of the smoke ventilation system, designed to allow smoke to escape from the building easily.
• Key legislation: Building Regulations Approved Document B (Fire Safety).
3 Thermal Resistance Glazing Safety
- Risk: Poor thermal insulation can lead to significant energy costs, while substandard glazing can be prone to shattering or posing an injury risk. Poorly insulated windows and doors may also let in damp, leading to problems like mould growth throughout the building.
- Solutions: Modern building standards typically require double or triple glazing, which not only improves insulation, but makes the glass considerably more durable. While the requirements for replacement windows are slightly lower, new buildings must meet more stringent energy saving and safety requirements. In high-rise buildings, windows must use toughened or laminated safety glass, which is designed to minimise injury if shattered. Equally, stronger glass leads to fewer breakages in general, and a more secure building.
- Key legislation: Building Regulations Approved Document L (Conservation of Fuel and Power) & Approved Document K.
4 Windows & Structural Integrity
- Risk: High-rise windows face intense pressure from wind loads and other environmental factors due to the building’s height. The windows for these buildings must be able withstand the elements without blowing in or becoming dislodged.
- Solutions: Windows in tall buildings must be structurally sound, well-sealed, and capable of withstanding high winds, driving rain, and changes in pressure.
- Key legislation: Building Regulations Approved Document A (Structure)
5 Window Access & Maintenance
• Risk: High-rise windows require regular cleaning and maintenance. Access for external window cleaning and repairs presents safety concerns, and helps determine the kind of windows you choose to install.
• Solutions: Many buildings are designed with either internal mechanisms for window cleaning (such as inward-opening windows) or external access equipment (like cradles or platforms). Regulations also require that windows can be safely cleaned from inside wherever possible.
• Key legislation: Work at Height Regulations 2005 & Building Regulations Approved Document K
6 Security for Windows
• Risk: Windows are potential entry points for burglars, even in high-rise buildings, if they are not properly secured and able to be locked effectively.
• Solutions: Locking mechanisms, shatterproof glass, and window sensors connected to security systems are often used to mitigate this risk in larger apartment blocks
• Key legislation: Building Regulations Approved Document Q (Security in Dwellings) – the police recommend developers follow Secured by Design (SBD) guidance, which builds upon the official government rules.
7 Excess Noise Prevention
• Risk: High-rise apartments in urban environments like London face high levels of external noise. Resident’s windows – if poorly constructed or installed – can lead to significant noise pollution and ongoing annoyance.
• Solutions: Acoustic glazing and proper sealing are often required to manage noise from traffic and construction.
• Key legislation: Building Regulations Approved Document E (Resistance to Sound)
8 Condensation & Water Ingress
• Risk: Poorly sealed or insulated windows can cause condensation or allow water ingress, which leads to damp and mould. This is considered a serious problem, both for the health of the residents and the long-term, structural integrity of the building.
• Solutions: Windows must be properly sealed, insulated, and equipped with drainage to prevent moisture buildup.
• Key legislation: Building Regulations Approved Document C (Site preparation and resistance to contaminants and moisture)
Types of High-rise Windows That Meet Regulatory Standards
Several high quality window types can meet the safety, regulatory, and aesthetic needs for high-rise buildings in the UK. Here are some examples to consider below. Each of these reduces the risks explored earlier, and can be adapted to suit heritage styles – as well as modern.
1 Tilt and Turn Windows
These offer a dual-function operation, allowing for both inward tilting for ventilation and full inward opening for cleaning and emergency egress. They are considered one of the safest options for high-rise buildings and are very popular for this reason.
2 Top-hung Reversible Windows
You can rotate these windows 180 degrees, allowing for safe cleaning from inside the building.
3 Fixed Windows With Adjacent Openable Sections
This configuration allows for ventilation while minimising fall risks. The fixed sections should be limited in size to allow safe cleaning from adjacent openable windows.
4 Side-hung Casement Windows With Restrictors
These traditional-style windows can be fitted with safety restrictors to limit their opening.
Can You Install New Windows but Preserve the Original Appearance?
A common concern from building owners and managers is the look and feel of the property. For example, few people want their Georgian window frames torn out for cheap, PVC window replacements that ruin the original appearance – and charm – of the building.
We’re sensitive to this concern, and are experts at replacing older steel windows, royale-stepped windows, heritage putty-line windows with a Georgian bar matrix, Art Deco style – and more! As long as government regulations allow it, we can install windows that closely match the original fittings, but align with modern building standards.
That way, you can maintain the appeal of your building, while ensuring it toes the line on the latest government rules and regulations.
In Conclusion
If you’re looking to replace windows on high rise buildings, towers or apartment blocks – then we can help. In fact, our methods allow us to replace your windows without the need for expensive scaffolding, which means the installation is simpler, easier and more cost-effective. Get in touch with us today to find out more.
