BCAR, DAC and Fire Compliance in Irish Hotel Renovations: What You Need to Know

Why Compliance is Critical in Hospitality Renovations

Renovating a hotel in Ireland involves more than just aesthetic upgrades. Compliance with the Building Control (Amendment) Regulations (BCAR), Disability Access Certificates (DAC), and fire safety requirements is not optional — it is legally mandated. Failure to address these from the start can delay projects, increase costs, and in some cases prevent a hotel from reopening. Understanding these requirements is essential for investors, developers, architects, and operators.

BCAR: Building Control (Amendment) Regulations

BCAR applies to most construction works, including hotel renovations where structural changes, extensions, or material alterations are planned. It requires:

• Appointment of an Assigned Certifier to oversee compliance
• Preparation of a Design Certificate and Undertaking by Builder
• Upload of compliance documentation to the Building Control Management System (BCMS)
• Inspection plans to ensure works meet the Building Regulations
  For hotels, BCAR ensures that upgraded structures, layouts, and finishes meet safety, accessibility, and environmental performance standards. Not complying can result in refusal of completion certificates, preventing lawful occupation.

DAC: Disability Access Certificates

A DAC is required where new works or extensions affect how the building meets Part M of the Building Regulations (Access and Use). In hotel renovations, this often includes:

• Public areas such as lobbies, restaurants, and meeting spaces
• Bedrooms and bathrooms intended for universal access
• Circulation routes, lifts, and ramps
  For public assembly spaces (e.g., ballrooms, function rooms, conference facilities), DAC requirements specify minimum circulation widths and clear floor space for wheelchair users. This can mean widening doorways to 800 mm clear opening, providing turning spaces of 1500 mm in diameter, and ensuring accessible toilet provision. Upgrading to DAC standards may require reconfiguring layouts and increasing space allocation for public use areas.

Fire Safety Certificates and Regulations

A Fire Safety Certificate (FSC) is required for most hotel renovations involving a change of use, layout modifications, or material alterations. Key considerations include:

• Means of escape: Adequate number and location of exit routes, widths based on occupancy load, and compliance with TGD-B (Technical Guidance Document B)
• Compartmentation: Fire-resisting walls and floors to contain spread between rooms and functional areas
• Fire detection and alarm systems: Designed to L1 or L2 standards for hotels
• Emergency lighting: To guide occupants safely out in a power failure
  If you are upgrading areas where the public may gather — such as a restaurant, ballroom, bar, or conference room — you must calculate maximum occupancy and ensure escape routes and fire protection measures meet current code.

Impacts on Planning Permission and Authorities

Not all renovations require planning permission, but those that involve a change of use, significant extensions, or alterations to the building façade will typically need approval from the local authority. Regardless of planning status, BCAR, DAC, and Fire Safety compliance remain mandatory. Local authorities will review certificates and may require further information before granting permissions or sign-off.
Engaging with the Fire Authority early is critical, especially for hotels with high public occupancy areas. This helps identify potential design issues before formal submission and prevents delays.

Material Compliance: Crib 5 Requirements

In hospitality fit-outs, especially where the public will use the space, all upholstered furniture and fabrics must meet BS 7177 / BS 5852 (Crib 5) fire safety standards. This applies to:

• Guestroom furniture
• Restaurant and bar seating
• Conference chairs and soft furnishings
• Headboards, sofas, and banquettes
  Crib 5 testing ensures materials resist ignition and slow flame spread, protecting both guests and property. Non-compliant materials can cause rejection during inspection and may void insurance coverage.

Critical Considerations for Hotel Renovations

• Early Compliance Planning: Engage BCAR Assigned Certifier, Fire Consultant, and Access Consultant at concept stage.
• Space Allocation for Accessibility: Ensure layouts allow for DAC-compliant widths, turning circles, and accessible facilities.
• Occupancy Load Calculations: These determine required exit widths, stair capacities, and fire strategy.
• Material Specification: All public-area fabrics and furniture must be Crib 5 compliant.
• Documentation Management: Maintain clear records for BCAR upload, DAC approval, and Fire Safety Certificate submission.

Conclusion: Compliance Protects Your Investment

BCAR, DAC, and fire safety regulations are not administrative hurdles — they are essential frameworks that safeguard guests, staff, and the financial viability of your hotel. Addressing them from the start ensures smoother approvals, avoids costly redesigns, and allows for a timely, compliant reopening. In the competitive Irish hospitality market, a compliant, safe, and accessible property is not just a legal requirement — it is a critical part of delivering the high-quality experience guests expect.