Rebecca Goldsmith at Knauf explains how expectations are now higher for inclusive bathrooms in high-rise multi-occupancy buildings, which are often where requirements for safety, acoustics, thermal performance and durability are tested.
High-rise multi-occupancy buildings (HRMOs) now face unique regulatory obligations – providing an opportunity to raise standards for comfort, safety and future proofed living.
The updated Building Safety Act – and shifting tenant demographics – are driving expectations upwards, which requires thoughtful design, specialist technical knowledge, a meticulous approach to safety, underpinned by a keen focus on the specification of the right products, supported by a golden thread of documentation.
These buildings are home to occupants of all ages and abilities, requiring architects to marry style with the highest possible standards for fire safety, acoustics, thermal performance, and inclusive design. The bathroom is central to the ‘performance core’ – thus a complex design challenge in order to support the independence, dignity, comfort and safety for all users.
Architects need to work with manufacturers who understand the complexity of HRMO projects and are willing to engage directly on project specifics. They should be expert technical partners, able to support design teams with project-specific specifications backed by clear documentation, up to date, and transparent data such as fire test reports. In doing so, this will not only smooth the pathway to compliance with gateway assessments but enable designers to achieve the highest possible standards in safety, comfort and ongoing maintenance.
In any HRMO building, fire safety, acoustics, and thermal performance are foundations of good design. These pillars are interconnected; success in one area often reinforces another. For example, a fire-rated partition may also contribute to acoustic separation, and airtight thermal design can improve energy use while enhancing occupant comfort. Bathrooms in particular test the strength of these relationships. Wall systems must achieve multiple performance targets simultaneously: fire resistance, moisture protection, acoustic privacy, and structural durability to support fixtures.
Fire safety
Fire safety requires a holistic approach that integrates both passive and active systems. Partition systems enclosing bathrooms and risers must meet stringent fire performance criteria, including compartmentation and resistance to fire spread.
Designers should specify wall linings with an A1 non-combustible rating – verified to EN 13501. This will help maintain protection in areas where high humidity can weaken traditional linings. The use of fire-rated boards and coordinated fire stopping ensures that compartment walls and ceilings continue to perform even under the most demanding conditions.
Moisture management
Bathrooms are constantly exposed to moisture, condensation, and temperature fluctuations. Without resilient material selection, this can quickly lead to deterioration, mould, and loss of performance. Inorganic cement boards engineered for wet areas are unaffected by water and have dimensional stability, even when fully immersed in water.
Tanking remains an essential secondary measure to ensure junctions and transitions remain fully sealed, particularly important for wetroom design. Together, these measures create a watertight envelope from wall to floor and if combined with good ventilation, the bathroom space will support the needs of occupants of all ages and abilities as they change over time.
Durability, layout & acoustics
Bathrooms in HRMOs experience heavy use and frequent cleaning but to be inclusive, the layout requires intelligent spatial planning to allow for a 1,600 mm clear wheelchair turning circle, and a carer.
Internal partitions and linings must be specified to resist wear, but also support the weight of heavy tiles and fittings. To futureproof a bathroom space and avoid the waste and cost of further remediation, it is critical to reinforce walls with additional moisture resistant boards designed for high load. This ensures safe fixing of support rails and seats if needed later.
Sound management is particularly important in mixed-use or multi-family HRMO developments. Uncontrolled noise will not only undermine privacy but increase stress levels for residents. Acoustic-rated partitions and ceilings help to control airborne and impact sound transmission, creating a calmer, more comfortable environment. Effective acoustic design also depends on intelligent spatial planning.
Thermal comfort & energy performance
Designing a comfortable bathroom for all users relies on good thermal balance, avoiding cold spots and condensation while limiting energy use. This is especially important for children and older residents who will be more sensitive to sudden temperature changes. Dry lining systems minimises heat loss and thermal performance of walls.
Achieving all these demands thoughtful design underpinned with a technical confidence in well tested products and collaboration between architects, engineers, and product manufacturers. When manufacturers engage directly with project teams and offer comprehensive transparent technical data, specifications become smarter, risks are reduced, and inclusive outcomes are enhanced.
Rebecca Goldsmith is product manager, exteriors at Knauf