Cladding under 18 meters

red.

I am hoping by posting this it will get the attention of Martin Lewis/his team who can investigate this on behalf of all flat owners in blocks under 18 meters. 

The cladding situ on flat blocks under 18 meters has in my opinion been made over complicated. 

This is as a result of the banks/building societies who are lending/remortgaging. 

There has been no requirement for an EWS1 to be completed on a flat block under 18 meters. Michael Gove stated this himself in an article published in September 2021. 

Yet banks/building societies have insisted. 

As a result of tenants contacting our flat lease management company requesting an EWS1 when remortgaging they took it upon themselves to do this. The recommendation was as a result of the EWS1 for a Fire Risk Assessment 4 to be conducted. This too took place. The recommendations from the contractor were to treat the timber balconies with a fire retardant spray. The membrane which is very small at the top of the block that is less than 18 meters needs remedial work. However both might not require attention at all and instead just the fire alarm upgraded will suffice. 

The government announced they would look to set a pot aside for any remedial works on flat blocks under 18 meters. This was announced end of August which has since been paused by Michael Gove. I cannot establish exactly why this is. 

Our lease management company have not yet carried out remedial works as they are waiting for further announcements from the government as to what is required/next steps/how funding will be apportioned. 

Our flat which was in the process of being sold has now had the brakes put on last minute due to the question mark hanging over this. I do not blame them for this at all. When googling the internet there is so much uncertainty and doom/gloom.  

What is frustrating is that this EWS1 was not compulsory for flat blocks under 18 meters. 

Because the banks/building societies insisted - this has now caused massive issues to those owning flats in blocks under 18 meters. It is having a massive impact on flat sellers. We are stuck in limbo. 

The EWS1 was and is still not a requirement! We have lost £5k as a result of our flat buyers pulling the plug at last minute. 

Yet our mortgage advisor pointed out the fact our flat buyers were granted a mortgage straight away means there are no red flags. Any flat blocks that do have a red flag in relation to cladding will not be granted a mortgage. The banks/building societies are very switched on to this. 

The lease management company have advised our flat buyers monies will be collected via service charge/sinking fund in the first instance for any remedial works conducted. It is not anticipated the service charge will go up in the next 2 years and they do not anticipate having to ask leaseholders to pay extra towards the remedial works. The only thing is they cannot guarantee it which has quite rightly left our buyers nervous. The government has directed lease management companies to specific contractors. This means there is a delay in lease management companies getting costings as there is a massive backlog due to the amount of requests. 

If Martin Lewis/his team could look into this further it would be really appreciated. There appears to me there is red tape when there does not need to be and is having a detrimental impact to flat owners under 18 meters. 

Simba_the_Lion

Hi, just read our post.

I have recently had the sale of my flat stopped, or at least put on hold, until an EWS1 is obtained for my buyer's mortgage lender. The management company here has been very good and arranged the survey, we are now waiting the result.

It all came as a total shock. This is a 3-storey block of ten flats, height about 11m, mostly brick, some render, and wood cladding covering about 6 per cent of the surface area. Also two baclonies with wooden decking but no connecting material. To look at the building it seems ridiculous that we need an EWS1.

My buyer is being patient. It's the people I'm buying off who are more of a concern, they are threatening to pull out, they've waited months now, and I can hardly blame them.

The 18 metre rule should have been kept. The problem as I see it is that the RICS is looking after their own interests, ie the money and power this gives them, and the government is letting them, to protect the big money interests in the construction industry. What it's doing to ordinary people is a disgrace. Some people have to move, for health, work, family, any number of reasons, and to prevent people from doing so is wicked.

And this might only be the beginning, since the RICS is talking about introducing fire surveys for every private house in the country. Half the population will be employed as building surveyors!

NameUnavailable

I bought a flat recently, under 18M, 60's brick built, no balconies or cladding, and no EWS1 was required.

Whilst the rules are now that EWS1 isn't necessary it seems some lenders are still asking for them where there are balconies or cladding.

I'm not sure if this is dependent on the lender?

red.

The 18 metre rule should have been kept. The problem as I see it is that the RICS is looking after their own interests, ie the money and power this gives them, and the government is letting them, to protect the big money interests in the construction industry. What it's doing to ordinary people is a disgrace. Some people have to move, for health, work, family, any number of reasons, and to prevent people from doing so is wicked.

And this might only be the beginning, since the RICS is talking about introducing fire surveys for every private house in the country. Half the population will be employed as building surveyors!

You are right re RICS. I believe Banks/Building Societies said they’d forget EWS1 forms for buildings under 18m if RICS supported this. Turns out RICS didn’t. This was announced very recently. 

Our lease management company have requested costings to try and ascertain if leaseholders will be given an additional bill but as there are limited contractors re cladding/building safety regs there is a massive backlog apparently. 

Does anyone know flat owners who have been footed a bill for remedial works? If so, is it £pounds/pence? Or is £100s/£1000s? 

Slithery

red. said:
Does anyone know flat owners who have been footed a bill for remedial works? If so, is it £pounds/pence? Or is £100s/£1000s? 

Possibly £10,000's of thousands.....

IamWood

NameUnavailable said:

I bought a flat recently, under 18M, 60's brick built, no balconies or cladding, and no EWS1 was required.

Whilst the rules are now that EWS1 isn't necessary it seems some lenders are still asking for them where there are balconies or cladding.

I'm not sure if this is dependent on the lender?

Hi @NameUnavailable

I am facing the same issue at the moment. The flat I am going to buy is 14.8m, with no cladding according to the management company who refused to provide the EWS1 form. Should I be concerned? It'd be helpful if you could share your experience.

Thank you!

NameUnavailable

IamWood said:

NameUnavailable said:

I bought a flat recently, under 18M, 60's brick built, no balconies or cladding, and no EWS1 was required.

Whilst the rules are now that EWS1 isn't necessary it seems some lenders are still asking for them where there are balconies or cladding.

I'm not sure if this is dependent on the lender?

Hi @NameUnavailable

I am facing the same issue at the moment. The flat I am going to buy is 14.8m, with no cladding according to the management company who refused to provide the EWS1 form. Should I be concerned? It'd be helpful if you could share your experience.

Thank you!

I don't have much to share unfortunately. I applied for a mortgage via TSB and it wasn't raised as an issue. The solicitors sent the vendors solicitors a form to complete which asked for details of any cladding which was returned stating none.

IamWood

NameUnavailable said:

I don't have much to share unfortunately. I applied for a mortgage via TSB and it wasn't raised as an issue. The solicitors sent the vendors solicitors a form to complete which asked for details of any cladding which was returned stating none.

Thanks @N@NameUnavailable

I believe you and your solicitor are happy with what is received. I wonder if there is a long-term impact on the flat owners in general.  Am I overthinking?