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Risk Matrix — High-Rise Construction Project Risk Register

A principal contractor's register for a fictional 18-storey residential tower, with impacts banded by cost and programme: controls bring exposure from 89 to 52 (−42%), and the two risks left above the Medium appetite are a delayed Building Safety Regulator Gateway 2 approval (High 12) and façade subcontractor insolvency (High 8), both with treatment actions. Illustrative register.

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Riverside Tower — 18-storey residential build, project risk registerPrincipal contractor's register at RIBA Stage 5 · higher-risk building under the Building Safety ActHEAT MAP · residual position, arrows from inherent11LOWLOW22LOWLOW33LOWLOW44MEDIUMMEDIUM55MEDIUMMEDIUM22LOWLOW44MEDIUMMEDIUM66MEDIUMMEDIUM88HIGHHIGH1010HIGHHIGH33LOWLOW66MEDIUMMEDIUM99HIGHHIGH1212HIGHHIGH1515CRITICALCRITICAL44MEDIUMMEDIUM88HIGHHIGH1212HIGHHIGH1616CRITICALCRITICAL2020CRITICALCRITICAL55MEDIUMMEDIUM1010HIGHHIGH1515CRITICALCRITICAL2020CRITICALCRITICAL2525CRITICALCRITICALC-04C-05C-08C-03C-07C-02C-04C-05C-06C-07C-01C-02C-03C-08C-06C-01Rare<5%1Unlikely5–25%2Possible25–50%3Likely50–75%4Almost certain>75%51Insignificant<£50k, <1 wk2Minor£50–250k, 1–4 wks3Moderate£250k–1m, 1–3 mths4Major£1–3m, 3–6 mths5Severe>£3m, >6 mths orfatalityLIKELIHOOD →IMPACT →R1residual position (after controls)R1inherent positioneffect of existing controlsappetite boundary · red ring = above it25L×I score and rating bandRISK PROFILE BY BANDInherentResidual (current)Critical1 → 0High7 → 2Medium0 → 6Low0 → 0Low 1–3 · Medium 4–6 · High 8–12 · Critical 15–25EXPOSURE Σ L×I52residual, after current controlsfrom 89 inherent · −42%HIGHEST RESIDUAL RISKC-01Gateway 2 approval from the BuildingSafety Regulator is delayed12 · Highowner Project DirectorRISK APPETITEMedium or below2 risks above: C-01, C-02Risk register8 risks · sorted by residual rating, then score#IDRISK, CONTROLS AND ACTIONSOWNERINHERENTRESIDUALTARGETCHANGEREGULATORYGateway 2 approval from the Building Safety Regulator isdelayedPre-application engagement meetings with the regulatorPrincipal designer appointed with a full golden-thread information plan→Submit the Gateway 2 application 12 weeks ahead of programme — due2027-02 · Design Manager1C-01Project Director4 × 416 · Critical3 × 412 · HighABOVE APPETITE2 × 48 · High−4−25%→ stableCOMMERCIALFaçade subcontractor becomes insolvent mid-packageParent company guarantee and a 10% performance bondMonthly subcontractor financial health checks→Pre-qualify a reserve façade contractor — due 2027-04 · Procurement Lead2C-02CommercialManager3 × 412 · High2 × 48 · HighABOVE APPETITE—−4−33%GROUNDUnforeseen contamination found during pilingPhase 2 site investigation with 24 boreholes completedContamination provisional sum of £400k in the budget3C-03Project Manager3 × 412 · High2 × 36 · Medium—−6−50%REGULATORYPre-commencement planning conditions are discharged lateConditions tracker agreed with the local planning authority4C-07PlanningConsultant3 × 39 · High2 × 36 · Medium—−3−33%COMMERCIALStructural steel prices rise before the frame order is placed60% of frame tonnage purchased earlyFluctuation clause on the remaining steel package5C-06CommercialManager4 × 312 · High3 × 26 · Medium—−6−50%HEALTH & SAFETYDropped load or tower crane failure during lifting operationsLift plans by an appointed person to BS 7121Anemometer cut-off at 38 mph with daily wind briefingsSix-monthly LOLER thorough examination6C-04ConstructionManager2 × 510 · High1 × 55 · Medium—−5−50%HEALTH & SAFETYFire in the partly completed buildingFire safety plan to the Joint Code of Practice and HSG168Hot-works permits with a one-hour fire watchTemporary dry risers live from level 47C-05ConstructionManager2 × 510 · High1 × 55 · Medium—−5−50%PROGRAMMEWinter weather stops concrete poursWinter working method statement with heated enclosuresAccelerating admixtures approved by the structural engineer8C-08Project Manager4 × 28 · High2 × 24 · Medium—−4−50%FINDINGS8 risks rated — inherent 1 Critical, 7 High; after current controls 2 High, 6 Medium.Total exposure Σ(L×I) falls from 89 to 52 after current controls — a 42% reduction.Controls move 7 of 8 assessed risks into a lower band; 1 keeps its inherent band.2 of 8 risks sit above the Medium appetite on residual rating — C-01 (High 12), C-02 (High 8); each has a treatment action.Highest residual risk: C-01 Gateway 2 approval from the Building Safety Regulator is delayed — High 12, owner Project Director.Controls do most for C-03: 12 → 6 (−50%).Illustrative register for a fictional development; costs, programme effects and ratings are examples, not an assessment.

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title "Riverside Tower — 18-storey residential build, project risk register"
subtitle "Principal contractor's register at RIBA Stage 5 · higher-risk building under the Building Safety Act"
likelihood-levels: Rare (<5%), Unlikely (5–25%), Possible (25–50%), Likely (50–75%), Almost certain (>75%)
impact-levels: Insignificant (<£50k, <1 wk), Minor (£50–250k, 1–4 wks), Moderate (£250k–1m, 1–3 mths), Major (£1–3m, 3–6 mths), Severe (>£3m, >6 mths or fatality)
bands: Low 1-3, Medium 4-6, High 8-12, Critical 15-25
appetite: Medium
note "Illustrative register for a fictional development; costs, programme effects and ratings are examples, not an assessment."

risk C-01 "Gateway 2 approval from the Building Safety Regulator is delayed"
  category: Regulatory
  owner: Project Director
  likelihood: 4
  impact: 4
  control "Pre-application engagement meetings with the regulator"
  control "Principal designer appointed with a full golden-thread information plan"
  residual: 3x4
  action "Submit the Gateway 2 application 12 weeks ahead of programme" due: 2027-02 owner: "Design Manager"
  target: 2x4
  trend: stable

risk C-02 "Façade subcontractor becomes insolvent mid-package"
  category: Commercial
  owner: Commercial Manager
  likelihood: 3
  impact: 4
  control "Parent company guarantee and a 10% performance bond"
  control "Monthly subcontractor financial health checks"
  residual: 2x4
  action "Pre-qualify a reserve façade contractor" due: 2027-04 owner: "Procurement Lead"

risk C-03 "Unforeseen contamination found during piling"
  category: Ground
  owner: Project Manager
  likelihood: 3
  impact: 4
  control "Phase 2 site investigation with 24 boreholes completed"
  control "Contamination provisional sum of £400k in the budget"
  residual: 2x3

risk C-04 "Dropped load or tower crane failure during lifting operations"
  category: Health & safety
  owner: Construction Manager
  likelihood: 2
  impact: 5
  control "Lift plans by an appointed person to BS 7121"
  control "Anemometer cut-off at 38 mph with daily wind briefings"
  control "Six-monthly LOLER thorough examination"
  residual: 1x5

risk C-05 "Fire in the partly completed building"
  category: Health & safety
  owner: Construction Manager
  likelihood: 2
  impact: 5
  control "Fire safety plan to the Joint Code of Practice and HSG168"
  control "Hot-works permits with a one-hour fire watch"
  control "Temporary dry risers live from level 4"
  residual: 1x5

risk C-06 "Structural steel prices rise before the frame order is placed"
  category: Commercial
  owner: Commercial Manager
  likelihood: 4
  impact: 3
  control "60% of frame tonnage purchased early"
  control "Fluctuation clause on the remaining steel package"
  residual: 3x2

risk C-07 "Pre-commencement planning conditions are discharged late"
  category: Regulatory
  owner: Planning Consultant
  likelihood: 3
  impact: 3
  control "Conditions tracker agreed with the local planning authority"
  residual: 2x3

risk C-08 "Winter weather stops concrete pours"
  category: Programme
  owner: Project Manager
  likelihood: 4
  impact: 2
  control "Winter working method statement with heated enclosures"
  control "Accelerating admixtures approved by the structural engineer"
  residual: 2x2