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Most commercial buildings with two or more floors are legally required to provide lift access. But the question of when exactly a lift is required — and what type — is more nuanced than a simple floor count suggests. The legal framework involves the Equality Act 2010, Building Regulations Approved Document M, and BS 8300, and the practical question of what counts as a ‘reasonable adjustment’ depends on the building type, the nature of the business, and the cost of the works relative to the organisation’s means.
This guide covers the legal requirements, the design specifications for an accessible lift, and three practical considerations for building owners and developers.
What Are the Building Regulations for Lifts?
Most business structures with two or more floors must have a lift installed. That is the practical application of the regulatory framework — but understanding why helps clarify the edge cases.
The Equality Act 2010
The Equality Act 2010 consolidated and replaced the Disability Discrimination Act 1995. Under the Equality Act, a business or building owner has a duty to make ‘reasonable adjustments’ where a physical feature of their premises places a disabled person at a substantial disadvantage compared to a non-disabled person. For a building with upper floors accessible only by stair, a lift is the adjustment that removes that disadvantage.
The duty is qualified: the adjustment must be ‘reasonable’ — which takes into account the practicality of the change, the cost, and the organisation’s financial resources. For a new commercial build or a significant refurbishment, installing a lift is almost always considered reasonable. For a small existing business in a listed building with significant structural constraints, the assessment is different.
Recent research has found that 23% of disabled people reported that lack of disabled access was a common problem when visiting commercial buildings. The legal duty exists to address exactly this gap.
Building Regulations — Approved Document M
Approved Document M (Volume 2, for buildings other than dwellings) sets out the accessibility requirements for commercial buildings. For vertical access, it states that a passenger lift is the best option in all structures with multiple storeys. An upward-lifting platform lift may be considered an alternative only in existing buildings where a full passenger lift installation is constrained by the structure — for example, where there is insufficient space for a compliant shaft, or where the building is listed.
Platform lifts are not a default lower-cost alternative for new-build commercial projects. They are an exception for specific constrained circumstances.
British Standards BS 8300:2018
BS 8300 is the design standard for buildings to meet the needs of disabled people. For multi-storey buildings, it requires at least one lift to be large enough for wheelchair users — specifically, a car with sufficient dimensions to accommodate a wheelchair user and a companion, with accessible controls, audio-visual floor announcements, and a clear opening door width of at least 800mm.
Design Guidelines for an Accessible Lift
For full compliance, an accessible lift should be: easily visible and located near the main entrance or circulation route; large enough for its intended use (a standard wheelchair-accessible car is 1100mm x 1400mm minimum; a full 180° turning car is 2000mm x 1400mm); with adequate manoeuvring space in the lobby; fitted with controls positioned at 1067mm above floor level and clearly distinguishable by feel and sight; providing audio and visual floor announcements; with a minimum clear door opening of 800mm; adequately lit inside the car and at all landings; stopping precisely level with each floor to eliminate tripping hazards; and maintained regularly to ensure consistent reliability.
3 Considerations When Installing Passenger Lifts in Commercial Buildings
1. Size and Capacity
Size and capacity: estimate the likely peak user numbers and specify accordingly. Part M’s standard for a fully wheelchair-accessible lift is 2000mm wide x 1400mm deep — a car that can serve approximately 17 people. Most commercial buildings do not need a car this large for all lifts, but at least one lift in the building must meet this standard.
2. Traffic Flow
Traffic flow: consider when the lift will be busiest. An office building sees heavy morning, lunchtime, and evening use. A retail building sees more consistent traffic across the trading day. A residential block has different peak patterns again. Traffic analysis determines how many lifts are needed and whether destination control or standard floor-call systems are appropriate.
3. Who Will Use the Lift
Who will use the lift: consider the full range of users — wheelchair users, people with pushchairs or trolleys, staff moving stock or equipment, visitors unfamiliar with the building. The lift specification should accommodate the most demanding use case, not just the average one.
Looking for Lift Installation or Advisory Services?
Future Lift Services install and maintain passenger lifts and platform lifts for commercial buildings across Essex and London. We can advise on what is required under the Equality Act and Part M for your specific building and use. Contact us for a free consultation.