Cladding of a combustible nature

MikeHu

Hi Sal, all - whilst I do agree we also need to keep pressure on the management companies.... has anyone had any success, or know of other buildings/management companies, that have successfully got their certification?
In the case of my building, the management company are saying that the fire/cladding firm they previously used won’t sign anything off for AN14 unless it’s a new build (Post Grenfell). Thus they’re saying that even if residents were prepared to pay for the testing, they can’t find any company willing to sign-off on any building more than a few years old - because they wouldn’t be covered under their Professional Indemnity insurance (because it’s a new requirement and there is nothing for them to benchmark against).

sal_III

MikeHu wrote: »

Hi Sal, all - whilst I do agree we also need to keep pressure on the management companies.... has anyone had any success, or know of other buildings/management companies, that have successfully got their certification?
In the case of my building, the management company are saying that the fire/cladding firm they previously used won’t sign anything off for AN14 unless it’s a new build (Post Grenfell). Thus they’re saying that even if residents were prepared to pay for the testing, they can’t find any company willing to sign-off on any building more than a few years old - because they wouldn’t be covered under their Professional Indemnity insurance (because it’s a new requirement and there is nothing for them to benchmark against).

Residents are paying for the testing regardless through the service charge. I don't know how my management company managed it, but last time I hard on the matter in the newsletter they were able to get a certificate (no idea if it's AN14 or w/e) that allowed some owners to proceed whit their sales. New build, but pre-Greenfell (circa 2015-2016)

se10

I am facing the same issue. Trying to buy a property in Greenwich and have applied for mortgage through Halifax.

The surveyors Esurv have not put a value to the property, remarks being:-
"Property is understood to be of a construction that may include ACM or other cladding systems which may not have been tested/certified and considered fire safe. We require the Building Owner and/or its agent, as the 'responsible person' under the Regulatory Reform (Fire Safety) Order 2005, to produce a written statement to confirm that the cladding system(s) (both ACM and non-ACM materials) for the subject property meets the requirements of the current guidance from MHCLG. The statement must be prepared by a suitably qualified independent professional advisor who is a member of one of the professional bodies listed by the Ministry of Housing, Communities and Local Government (MHCLG)** in Information Note 1 (or any subsequent list). The written statement must be on a single headed page, signed and dated by the adviser, with their full name and qualifications. Fire safety reports, fire test results or product technical data sheets will not be accepted in lieu of a written statement"

Managing agents have told 'it is unlikely that the report sought after will not be available for some time' and confirmed that the exterior of building is "StoTherm" which is rated Class 0.

I dont think Halifax or their surveyors will accept this. (I am waiting for their response). Not sure what options I will be left with if they don't approve lending??
Does anyone know of a lender which will be a bit relaxed about this statement?

terzinho86

Hi se10,



This is an issue that is being faced by hundreds of buyers, sellers, and remortgagers as far as I am aware. I would advise to wait for such report to be produce by the responsible person for the building. Time to get it may be long, unfortunately.

Londoner1990

I have been informed today that the management company is arranging for the fire safety report to be conducted in accordance with the new legislation (after telling me they couldn't find anyone who would do it!). Now I'm just worried that A) It's going to take forever and Something will be found which is combustible/ was installed incorrectly etc! I've just got to hope that it all comes back fine. Apparently the material used was not combustible, but there are wood panels around the windows on the other side of the building which I'm concerned about.

MikeHu

Do you know which company they’re appointing to do the testing? I’m yet to hear of any that are prepared to put their name to signing-off due to risking their PI insurance.

Aj_newbie

Hello everyone!

I am in the same boat.

I applied for remortgage (buy-to-let) in Aug 2019, for my flat in an apartment block, which has claddings on some sides.

The bank surveyor visited, surveyed and this is what the broker has written back -

"The valuation has returned for the property and has returned a £0 valuation due to cladding on the property. Here is the note that has been attached from the broker:
Cladding of a potentially combustible nature may have been used in the construction of this property. Further information is required before the property can be considered for mortgage lending purposes. (cont'd above in General Observations). Confirmation from a chartered professional with relevant experience in fire safety, such as a chartered engineer registered with the Engineering Council by the institution of Fire Engineers, or a chartered professional from another built environment profession specialising in fire safety consultancy, such as the Chartered institute of Architectural technologists, Charted institution of building services engineers, institution of structural engineers, Royal institution of chartered surveyors, the chartered institute of building & the society Facade Engineers, that all the cladding meets current government guidance on cladding and external fire spread is required. Other documents such as fire risk assessments or individual product technical information sheets are not considered satisfactory evidence of compliance and should not be provided.

I have contacted a few fire safety chartered surveyors and the quote that I got was a whopping 12-15 grand. They all have suggested me to contact the builder/Management company to get the survey done and report be provided.

Our management company / landlord are least bothered, because as per them (over the phone and not on email) the cladding used is fire safe in line with current government guidelines, and so they are under no legal obligation to get the survey done.

Londoner1990

I'm not sure who they have chosen to conduct the report, but my colleagues' management company used H+H Fire based in E14.

GoSho

I am having the same issues:

Mortgage lender needs an independent report on cladding compliance with MHCLG, freeholder (HA Peabody) won't engage anyone as it is outside of regulatory requirements and I can't find a surveyor to carry out the report for us. I have contacted fire safety companies to ask if they will provide a report and the reply I have is that it is outside of the scope of their services. I'm assuming it's because they are only engaged by freeholders/developers rather than individuals. Haven't tried H+H yet so will give them a go as well.

Someone I know just sold their flat with the same issue. Bank of Ireland were the buyer's lender but he took a hit on the purchase price. I've also been told that HSBC are more lenient.

If anyone manages to crack this, please share! It is so frustrating.

LP.online

I am selling my flat in a high rise block (10th Floor) and got a buyer since early August 2019.
Almost 10 weeks have gone and the buyer is still not able to get Santander to confirm if they will lend or not. My Housing Association has yet to produce a cladding report and as I understand from the buyer, Santander is specifically asking for:

1. The type of cladding/insulation used on the building

2. A review of the building has been carried out by a suitably qualified independent expert in accordance with the decision tree in MHCLG Advice Note 14 dated 18/12/18 3. The results of this review. Further information may be requested on receipt of this information and the property may still be deemed unsuitable for lending. This needs to be requested again as the one provided does not show the correct property address as per the FMA.

Looking very gloomy now as we are both very keen to move on this transaction and we both have no chains!