There are 1,210 completed homes which cannot be occupied because of delays in the work of the government’s building safety regulator, Sky News can reveal.
The safety inspection regime created in the wake of the Grenfell tragedy, which claimed 72 lives, is “not fit for purpose”, according to those who depend on its work.
Sky News has visited an empty block of 99 flats in west London where future residents – who have purchased the properties – have been unable to move in for over a year because of the lack of regulator approval.
New data obtained exclusively by Sky News through a Freedom of Information request shows the extent of the issue.
Image: An empty block of 99 flats in Acton, west London
As of 1 August, there is “no decision” on eight applications covering 1,210 completed new residential units. For sites yet to be built, there are 156 applications with no decision, covering 34,965 new residential units.
Sir Keir Starmer says economic growth is his top priority and the 1.5 million new homes target this parliament is a key part of this agenda. But two years after its creation, the government agency has come under fire for failing to fulfil vital functions in a timely manner.
After complaints, the regulator has already faced one overhaul, and will shortly move from part of the Health and Safety Executive (HSE) to become an arm’s length body which is part of Angela Rayner’s Ministry of Housing, Communities and Local Government. But developers say they are still struggling to get answers from the body.
Image: Sir Keir Starmer has made new homes a major priority. Pic: Jack Taylor/PA
Sky News has conducted an analysis of public data and found the backlog growing.
New buildings ought to be signed off within a 12-week period, but Sky News found the percentage of applications determined inside that window is falling – from 47% at the end of September last year, to 32% by the end of March.
In a statement, leading financial analyst S&P said delays by the regulator are pushing up building costs and making it harder to deliver the key government target.
Chris Williamson, chief business economist at S&P, said: “We have received anecdotal feedback from a few companies regarding the Building Safety Act, indicating that some may be experiencing challenges related to orders. This could contribute to an increase in costs within the construction sector, which is already facing financial pressures.”
In an apparent admission of the issues, the government told Sky News it is now in the process of recruiting over 100 new staff to strengthen capacity by the end of the year.
In a statement to Sky News, the building safety regulator (BSR) itself said it had been a complex task creating a new safety body post Grenfell, in such a short time, and improvements are already being made.
It said: “BSR is working closely with industry to deliver safer, higher-quality buildings while advancing a culture of excellence in building safety.”
Executives from the BSR will appear before a Commons Select Committee later today. It also points the finger at property developers for failing to submit paperwork correctly. The industry vehemently rejects the claim, saying there are few guidelines of what to submit and the BSR makes little attempt to clarify what it wants.
A bad sign
However, problems persist.
Sky News saw how in one newly built property in Acton, west London, the sign-off for a building by the BSR was delayed in part because a sign was two millimetres too small and all the signs had to be changed.
This has contributed to a 14-month delay in a green light for residents to move in.
According to the Federation of Master Builders and the Chartered Institute of Building, 38% of developers believe planning delays are the number one issue.
Developers have told Sky News the agency was meant to speed up approvals by ending a system where they have to bring in external consultants to approve the application, but this has not yet happened.
Jon Spring, the managing director of Fairview Homes, said: “We currently have three applications that are delayed within the BSR. The current dates we’re looking at, that they’ve given us, one is six months, one is nine months, and one is 12 months. Clearly extremely different to the original three months that the process is supposed to take.
“That makes forecasting for when we’re going to start on site very difficult. We have tens of millions of pounds tied up in the three sites that we’re waiting to develop. And inevitably, the holding costs of those are considerable and affect the viability of the project.”
Image: Jon Spring, managing director of Fairview Homes
Mr Spring said the delays could make building unviable.
“If you look at each of our projects have been delayed, if […] it’s going to take 25% longer to deliver that project, that means that our productivity is ultimately reduced by 25%. That would be the same for all developers and therefore the reduction in housing that’s been delivered will be considerable.”
Developers ‘won’t touch’ high-rises
Jamie Lester, an estate agent from Haus Properties, said: “The government are encouraging property developers to build, build, build, and just get on with it – I think that’s what Keir Starmer said.
“But when there are buildings like this that can’t be signed off for over a year and are costing property developers, in this instance, £100,000 a week, I don’t understand.
“The government won’t encourage property developers to build like this any more. I know many property developers who won’t touch high-rise buildings at the moment simply because the building safety regulator can’t get their act together and sign these buildings off.”
Image: Jamie Lester, estate agent from Haus Properties
‘High standards’
A spokesperson for the HSE said: “Protecting residents, making sure there is never another tragedy like Grenfell, has been our priority throughout this process. Setting up a new regulator has been complex, and huge progress has been made in a short time. The construction industry must meet standards that will keep residents safe in high-rise buildings.
“The recently announced innovation unit is the result of ongoing discussions between industry and BSR to uphold high standards. BSR is working closely with industry to deliver safer, higher-quality buildings while advancing a culture of excellence in building safety.”
‘It has turned out to be a disaster’
Some have blamed the government, not the regulator itself. The boss of one major house building company, who did not want to be named, said ministers aren’t willing to face up to reality.
“Regulation comes from the government and the regulator is implementing the rules,” they said. “Their mandate is nothing to do with housing supply so it’s up to ministers to balance that. All the house builders said this would be a disaster and funnily enough it has turned out to be a disaster.”
A government spokesman from the housing department said problems were already being tackled and safety was important: “We’ve announced a package of reforms to reduce delays, including a fast track process to speed up new build decisions.”
The Metropolitan Police has said 890 people were arrested at a protest against the banning of Palestine Action as a terror group on Saturday – including 17 on suspicion of assaulting officers.
A total of 857 individuals were arrested in Parliament Square in Londonunder the Terrorism Act 2000 over alleged offences, the force said.
It added that a further 33 were arrested for other offences, with 17 of those detained on suspicion of assaulting officers. The Met Police did not say what the other 16 arrests were for.
Deputy Assistant Commissioner Claire Smart, who led the policing operation, thanked Met Police officers for their “professionalism and tireless work despite the level of abuse that they faced”.
Image: Pic: PA
Ms Smart said: “The violence we encountered during the operation was coordinated and carried out by a group of people, many wearing masks to conceal their identity, intent on creating as much disorder as possible.
“Many of those individuals have now been arrested and we have begun securing charges.”
Defend Our Juries, which organised the demonstrations, insisted the rally was “the picture of peaceful protest”.
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Ms Smart also claimed that the “contrast between this demonstration and the other protests we policed yesterday, including the Palestine Coalition march attended by around 20,000 people, was stark”.
She added: “You can express your support for a cause without committing an offence under the Terrorism Act or descending into violence and disorder, and many thousands of people do that in London every week.
“We have a duty to enforce the law without fear or favour. If you advertise that you are intending to commit a crime, we have no option but to respond accordingly.”
Defend Our Juries previously estimated 1,500 had gathered for the rally on Saturday, where many held signs saying: “I oppose genocide. I support Palestine Action.”
Image: Pic: PA
Image: Pics: PA
The group has been banned as a terror group since 5 July after MPs voted overwhelmingly in favour of the move proposed by then-home secretary Yvette Cooper, making it illegal to express support for the group.
It came shortly after two Voyager aircraft suffered around £7m worth of damage at RAF Brize Norton in Oxfordshire on 20 June.
Defence Secretary John Healey told Sky’s Sunday Morning With Trevor Phillips that he expects newly appointed Home Secretary Shabana Mahmood to be “just as tough” as her predecessor on Palestine Action.
He said: “I expect her to defend the decision the government has taken to proscribe Palestine Action because of what some of its members are responsible for, and were planning for.”
The Met Police previously said the consequences for those charged under the Terrorism Act include a maximum sentence of six months’ imprisonment.
The Home Office is set to appeal against the High Court ruling allowing Palestine Action’s co-founder, Huda Ammori, to proceed with a legal challenge against the government over the group’s ban.
Defence Secretary John Healey has told Sky News the government is considering using military barracks to house asylum seekers, as an estimated 1,000 people arrived in the UK on small boats on Saturday.
“We are looking at the potential use of military and non-military sites for temporary accommodation for the people who come across on these small boats that may not have a right to be here,” he told Sunday Morning With Trevor Phillips.
“I’m looking really hard at it. I’m looking at it with the Home Office, and I recognise that the loss of confidence of the public over recent years in Britain’s ability to control its borders needs to be satisfied. And we have to deal with this problem with the small boats,” Mr Healey added.
Fresh small boat arrivals were spotted on Sunday, after an estimated 1,000 people arrived on Saturday – when French authorities said 24 people were rescued while trying to cross the Channel.
The figures compare to a relatively recent lull in crossings. In the previous seven days (30 August to 5 September) the Home Office recorded no small boat arrivals.
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Zia Yusuf, head of policy at Reform UK, told Trevor Phillips that Britain has become a “soft touch” on migration, before suggesting between 15 and 25 detention sites will need to be built to detain asylum seekers. He described these as “purpose-built modular steel structures”.
“We can look around the world at where things have worked and worked well. President Trump stood up 3,000 detention beds in eight days. That was this year in the state of Florida – using steel modular structures,” Mr Yusuf said.
He added that the president’s crackdown has significantly reduced illegal border crossings and suggested the same could happen in the English Channel to deter migrants.
“These are unarmed, largely men in dinghies, we don’t need a particularly formidable military to be able to take them to a detention centre,” he said.
Image: Zia Yusuf from Reform UK said he believes Britain has become a “soft touch” on migration
Officials believe this contributed to the lowest number of boats crossing the Channel in August since 2019.
But, despite the 3,567 arrivals in August being the lowest since 2021, when looking across the whole of 2025, the figure of 29,003 is the highest on record for this point in a year.
“The context to all of this is a huge shake-up at the Home Office, and I think something of an admission that [Yvette] Cooper, despite her years of experience, could not get a grip… of this problem of people coming across the Channel in small boats and then ending up in asylum hotels,” she added.
As Sky’s Home EditorJason Farrell writes, Ms Mahmood has become the home secretary of a country where the national flag is being hoisted as a symbol of dissatisfaction – with anger at the arrival of desperate migrants crossing the Channel in small boats.
Sir Keir’s sweeping changes
Sir Keir Starmer has announced sweeping changes to his ministerial team in the Home Office as his government works to get a grip of illegal migration to the UK.
Here’s a list of who has been moved, besides the home secretary.
Dame Angela Eagle, who was border security and asylum minister, has been moved to the environment department.
Dame Diana Johnson, who was policing and crime minister, has been moved to the Department for Work and Pensions (DWP).
She has said in a post on X that it was an “honour” to work with police officers, and she is “delighted” to be moving to the DWP.
Dan Jarvis has been given a role in the Cabinet Office, in addition to his post as security minister in the Home Office.
And Sarah Jones, who was industry minister, has been moved to the Home Office.
Prince Harry will carry out a rare public engagement outside of London this week, as he heads back to the UK for a visit with “no negativity”.
After a tumultuous five years, the Duke of Sussex and his team are hoping this may be a trip that can help begin to “put the trials and tribulations behind them” and herald a reset, according to sources close to the royal.
It’s been confirmed the duke will be in Nottingham on Tuesday, visiting a youth organisation that he’s maintained strong personal contact with since moving to America.
Harry, who is no longer a working royal, is set to carry out a run of engagements and make a substantial donation to BBC Children in Need to support work tackling violence affecting young people.
Image: Prince Harry, last seen in the UK in April 2025. Pic: AP Photo/Alberto Pezzali
It is not known if he will meet with his estranged brother, the Prince of Wales, or his father, the King.
The King is currently in Balmoral with the Queen, and so far, no engagements have been announced for the couple this coming week.
The monarch last met his youngest son face-to-face more than 18 months ago, when the duke made a transatlantic dash to see his father after hearing about his cancer diagnosis. The pair spent less than an hour together.
‘There is no negativity with this trip,’ say sources close to Harry
Harry’s past visits to the UK, since stepping away from royal life, have often been shrouded in secrecy with any public moments taking place in London. This will also be the first time in a while that he isn’t returning due to a court case.
Sources close to Harry suggest that already means “there is no negativity with this trip” saying that “Harry is really looking forward to coming back to do what he loves”, focusing on his charity work.
“It’s a moment to put the trials and tribulations of the last few years behind us,” they added.
But Harry and his team are well aware that there will be considerable interest in whether or not he will see his father, the King. Hopes of reconciliation and a potential meeting were ramped up earlier in the summer when members of Harry’s team were photographed meeting with the King’s communications secretary for the first time. Both sides aren’t commenting on any possible contact between Harry and his father this week.
When Harry arrives in London on Monday the King will be in Scotland, marking Queen Elizabeth’s death and his Accession Day. But it’s understood that Harry is due to be in the UK for most of the coming week. The strain in the relationship between father and son was emphasised by Harry in an interview he gave after he lost his legal challenge against the Home Office over his security.
We also understand that his team have tried to “pack in as much as possible” in the coming days, with a number of private meetings and public visits to other organisations with which he has longstanding links.
We are told he will not be meeting lawyers.
Ultimately it appears that Prince Harry and his team are hoping this visit will have a different, more upbeat tone, compared to other recent trips to the UK, in what feels like a reset for the duke.
It has been suggested that he may have wanted to make the trip longer but as he’s “financially responsible” for the visit, including the travel and security bill for him and his team, his time here comes at a considerable cost.
Harry last visited the Community Recording Studio (CRS) in Nottingham’s St Ann’s area to mark World Mental Health Day in 2019, just two months before he and the Duchess of Sussex announced they were stepping down as senior working royals and moving to North America.
Image: The Duke of Sussex last visited the Community Recording Studio in Nottingham in 2019. Pic: PA
He is planning to hold a private briefing with Children in Need, the Police and Crime Commission, the CRS and community outreach group Epic Partners in Nottingham, stage informal catch-ups with some of the young people he met before, and watch performances from CRS artists and make a short speech.
Harry appears to be focusing on his philanthropic ventures while his wife, Meghan, works on her lifestyle brand, As Ever. She is not expected to join him on the trip to the UK.
Image: Meghan is not expected to join the duke on his trip. Pic: Netflix
Senior aides to the King and the duke were pictured together in London this July in what was reported to be an initial step towards opening channels of communication between the two sides.
Harry levelled repeated accusations at the King, Queen, William and Kate in his Oprah interview, Netflix documentary, and memoir Spare. But he outlined hopes for a “reconciliation” with his family in a BBC interview in May.
His sit-down with the BBC came in the wake of a court battle over his security in the UK. His level of security was changed after the couple stepped down as senior royals.