Residents in a build to rent development expect a connection that works from the day they move in, reaches every room of the flat, holds up in the evening when everyone is streaming, and gets fixed quickly when it does not. Whether you offer a single building-wide network, Wi-Fi only in amenity spaces, or leave residents to choose their own provider, the planning questions are the same: what infrastructure the building has, how much capacity it needs, how the network is secured and who answers when it fails.
Getting those four right at the design stage is far cheaper than fixing them once residents have moved in, because Wi-Fi is the one building service residents use every hour of the day.
Decide which model you are offering
- Building-wide managed Wi-Fi: one network across flats and shared spaces, usually included in the rent, with the operator responsible for performance and support
- Amenity Wi-Fi only: coverage in the lounge, co-working space, gym and roof terrace, with residents taking their own broadband in their flats
- Open access: the building is wired so residents can choose between several broadband providers, with Wi-Fi in each flat supplied by that provider
Each model puts responsibility in a different place. If Wi-Fi is part of the rent, residents will treat any fault as a building fault.
New buildings: Part R sets the baseline
Since 26 December 2022, new homes in England have had to meet updated requirements in Part R of the Building Regulations. Requirement RA1 calls for gigabit-ready physical infrastructure up to a network distribution point, and RA2 calls for a gigabit-capable connection, subject to a cost cap of £2,000 per dwelling. Where a gigabit connection cannot be installed within that cap, the next fastest connection within the cap is required. A connectivity plan has to accompany the building control application.
Part R deals with ducts, cabling routes and the connection itself. It does not design your Wi-Fi. Coverage inside each flat, access point positions, the comms room and the switching behind them still need to be planned, ideally before the risers are closed and the ceilings go up.
Existing buildings: tenant requests for broadband
If you run an existing block and residents arrange their own broadband, the Telecommunications Infrastructure (Leasehold Property) Act 2021 matters. GOV.UK guidance explains that it created a court route, known as Part 4A, which operators can use when a tenant in a building with two or more dwellings has requested a service and the landlord of the shared parts repeatedly does not respond. The operator must send a request notice and then further notices, and the final notice gives 14 days to respond before the operator can apply. The simplest way to stay out of that process is to have a named contact for wayleave and access requests and to reply promptly.
Coverage and capacity: what to survey
- Wall and floor construction: concrete cores, steel and fire-rated partitions affect how far a signal travels, so access point positions should follow a survey rather than a floor plan
- Access points in or close to each flat: one router in a corridor rarely reaches every bedroom reliably
- Wired backhaul: Ofcom notes that Ethernet cables often provide a better connection than Wi-Fi, so cable access points back to the comms room rather than relying on wireless links
- Capacity at peak times: plan for evening use across every flat at once, not the average day, and size the incoming connection to match
- Interference: Ofcom advises keeping Wi-Fi equipment away from radiators, microwaves and other electrical equipment, which matters for kitchen and plant room positions
- Shared spaces: lounges, co-working rooms and gyms need their own design because many people connect in one place
Ofcom also makes the obvious but often forgotten point that Wi-Fi will never outperform the broadband service behind it. A well designed internal network on an undersized line will still disappoint residents.
Security and privacy
Each resident should have a private network that neighbours cannot see, typically through per-flat network segments or individual credentials, rather than a single shared password for the building. Keep building systems such as door entry, CCTV and plant controls on separate networks from resident traffic. The NCSC's guidance for small organisations says to change default passwords and keep devices up to date, and that applies to access points, switches and controllers as much as laptops.
When buying equipment, ask suppliers how they meet the UK product security regime that came into effect on 29 April 2024. For products in scope, it requires passwords that are unique or set by the user, a published way to report security issues and a stated minimum period for security updates. If the network uses a sign-up page that collects resident details, treat that data like any other personal data you hold as a landlord.
Support: what to put in the contract
- Who residents contact, by what route and at what hours
- Monitoring of the incoming line, switches and access points, so faults are spotted before residents report them
- Target times for responding to and fixing faults, written into the contract and reported on
- Spare access points and a clear process for replacing failed hardware
- A firmware and security update schedule, and the end date of support for each piece of equipment
- Up to date network documentation and comms room access arrangements, so another engineer can pick it up
How Apex helps
Apex designs, installs and supports business and communal Wi-Fi, from the survey and cabling through to monitoring and resident support. Because we also manage buildings, we can look after the network alongside door entry, CCTV and maintenance for residential developments, with one point of contact for the operator. If you are reviewing door entry at the same time, our guide to CCTV and data protection in residential buildings covers the privacy side.
Sources
- GOV.UK: New build connectivity information for developers
- Planning Portal: Approved Document R, electronic communications
- GOV.UK: Electronic Communications Code Part 4A guidance
- Ofcom: Improving your wifi experience
- GOV.UK: The UK Product Security and Telecommunications Infrastructure (product security) regime
- NCSC: Small organisations guide to cyber security, protecting your devices