Cladding on Buildings Under 18m

Joey1998

Hello, 
From reading online, since 2018 when advice note 14 was distributed, those in buildings over 18m have been unable to mortgage properties unless the relevant cladding tests and EWS1 forms have been completed. There is a big thread on the topic on this forum.

It appears that in January, the government released amalgamated guidance that went further and suggested that all buildings, regardless of height should consider the flammable materials problem, but seems to have stopped short of bans similar to those imposed on buildings over 18m.  This has gone further to include balconies etc.

Some lenders seem to reference this in their guidance, but these pieces of guidance and the RICS website seem to leave it to the valuer as to whether the problem is significant. 

Has anyone had any experience on mortgaging a property this year, with cladding that's under 18m? If so were there any problems with the cladding/balconies/other flammable materials? 

For context I am looking at a 4 storey flat (ground plus three) about 10 to 11m high. The bit of the building the flat I'm looking at is stone/brick with a stainless steel roof. Other areas of the building have a very small amount of decorative cladding.

Is this likely to cause a problem for lenders? Any experience helpful!

EC3D

Hi,
I'm currently at the start of trying to buy a flat that is also 4 storeys, and it is mostly brick but has some what looks like pvc cladding above the windows on the front of the building. I've been reading a lot about the latest changes to the guidance on buildings under 18m and I'm pretty anxious about it, as I'm not sure if the pvc will be an issue. 
I should be getting a valuation possibly in the next week, so I will update when I know what the valuation says.

Joey1998

Thanks. Hopefully the valuers are applying common sense to this and not just doing blanket bans.

[Deleted User]

Its going to be down to individual valuers comments.  I had a case recently that got a valuation done no issues, had to change lenders for a different reason and the valuer for the new lender asked for one of these forms which ground the whole things to a halt.  

Joey1998

Deleted_User said:

Its going to be down to individual valuers comments.  I had a case recently that got a valuation done no issues, had to change lenders for a different reason and the valuer for the new lender asked for one of these forms which ground the whole things to a halt.  

Thanks. Who were the two lenders involved out of interest? 

Joey1998

Not to overly worry you, I'm sure you will be fine. 

For information my valuation has come back at zero, pending EWS1 form. 
Good luck to anyone selling or buying a flat of any sort, the Government has done its hardest to make it a very difficult task. 

EC3D

My valuation hasn't happened yet but I fear I will have the same issue. What kind of decorative cladding is on your building?
Yeah it's pretty disheartening to see that it's becoming so difficult to buy flats. This is actually my second try as last year I tried to buy a flat that was over 18m and after it dragged on I ultimately ended up pulling out for various reasons. So feeling very unlucky that they happened to change the guidelines at the beginning of the year, which I didn't know until I had already put an offer on the current place. So I've been through a lot of emotions and unfortunately I'm not feeling particularly optimistic anymore
Good luck with your EWS1, I've seen there are people who've managed to successfully get them if you don't mind waiting a bit!

ASEA07

I'm in the process of trying to buy a flat - 3 storey building, under 18m. Doesn't appear to have cladding (I'm no expert though) - mortgage approved with no EWS1 so have been breezing along thinking there are no issues. Now I understand that a fire safety report (that passes with very low risk) describes part of the construction is made of brick stone cladding so now my solicitor is chasing for EWS1 or private survey to confirm this brick stone cladding is compliant. Getting no response from the managing agent /freeholder. The sellers solicitor is arguing it is not required, but my solicitor is saying, for my own protection, it needs to be confirmed. Was aiming for completion at end of this month, now everything has stalled. I'm so worried everything is going to fall through. I'm confused from my own research what is required - any advise? 

EC3D

ASEA07 said:

now my solicitor is chasing for EWS1 or private survey to confirm this brick stone cladding is compliant

I'm in a similar situation, my building is mostly brick, but has some panels underneath the windows, but the bank valuation was totally fine and nothing was said about them. But my solicitor wanted to ask more about the cladding and is waiting on a response so my purchase is also stalled now. I've signed everything that needs to be signed, ready to exchange and complete and I know the seller is really keen to get it off his hands (and I'm eager to move in) but just waiting on this one thing. I know my solicitor has my best interests in mind but my whole process has been going on 4 months now  
What worries me is most freeholders/managing agents probably don't really care about dealing with/replacing cladding unless they're forced to, so I don't even know what response we can expect.

bell2020

I've never heard of this being an issue.

My Dad has just built us a house with render and cladding & now we are trying to secure a mortgage on it. Never know cladding could be an issue!?? Its a newbuild so has sprinklers installed if thats any consolation 😂

EC3D

There were new regulations in regards to cladding materials after the Grenfell incident, but they have changed a few times and now some banks might ask for a specific EWS1 form to be filled in. It seems to have become quite a scandal because it has caused a lot of issues for sellers and buyers, and most people will never know it's a thing until they are already in the process.
I believe this is specifcally for block of flats though, so it's probably not an issue on houses.