Cladding & The Fund - UKAA
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
Cladding & The Fund
UK NO.1 CLADDING
ADVISORY
Reproduced from Ringley’s contribution to
Ringley Group are the UK’s number one advisory
firm for cladding & the Building Safety Fund
Jon’s credentials
Jon was Head of Surveying at
Spencer Lockwood, and spent
20 years at Pegasi Management
As the country continues overseeing a £985m portfolio of
to grapple with the Prime Central London mansion
blocks.
fallout from the cladding
crisis, we have appointed
a cladding expert to our “In recent weeks the sheer Speed of response
scale of the cladding
Building Engineering Ringley were among the first
crisis has become clear,
Division. with close to 3,000 to complete all their EWS1s in
buildings registering for Spring 2020 and lodge grant
Jon Curtis, has trained applications throughout 2020.
the government’s building
government ministers on
safety fund.
issues relating to the EWS1 However, this cannot be solved
(External Wall System) forms, by the private sector alone and
Working closely with
and leads Ringley’s response we need to see far greater and
Ringley’s senior leadership
to the cladding crisis. more urgent action from the
and also the block
management team, I government in tackling these
Our London-headquartered issues head on.
spearhead the company’s
residential property
response to the cladding
consultancy manages over
crisis while also assisting
15,000 homes across the UK
leaseholders more In the first instance contact
(within blocks of flats), nearly
generally with other issues
a fifth of the portfolio has been Anthony James
they may face.”
impacted by EWS1 issues. anthony.james@ringley.co.uk
ESSENTIAL - Adapt your build handover strategy post Jan 2020
?
What has changed?
We are now in an era of evidence based testing not desk top assessment. This
means that as a developer keeping evidence of materials relating to the EWS
‘external wall system’ as they arrive on site, as they are installed is crucial.
No matter what contractor certification, QA system or build guarantee is in
place no competent Managing Agent can avoid invasive testing as first a
Fire Risk Assessment needs to be a Type 2 Survey in order for the competent
assessor to sign the EWS1 Form.
22
UK NO.1 CLADDING
ADVISORY
Reproduced from Ringley Blog - READ MORE at https://ringley.co.uk/blogs
When will we address fire safety in low rise blocks?
In Jan 2021, the RICS proposed the building has non-metal balcony barbeques) is also
new guidance designed composite cladding. really important. Fire safety
to reduce the number of should always be uppermost
buildings that will need an However, regardless of in flat owners’ minds – it is
EWS1 Certificate, due to cladding, since the advent too easy to forget that your
thousands of sales being held of EWS1 those carrying out own actions may have tragic
up, falling through and re- invasive assessments of consequences.
mortgages being blocks with residential buildings have
owners then paying penalty unearthed a wide range A huge amount of fire safety
interest rates through no fault of other defects in low as information will soon be
of their own. well as high rise blocks that required on handover of new
could pose a fire safety risk. buildings under the new S38 of
A consultation on the the fire regulations – and The
proposals runs until 25 Jan, For example: major Fire Safety Bill (going through
so if you are a leaseholder in compartmentation failures parliament) will require invasive
an affected block or you are and fire doors losing testing to put together dossiers
impacted by the EWS1 regime, protective capability as on the structure, materials and
you can have your say at buildings settle. So what is to fabric of older blocks too.
hgarnett@rics.org. be done about that?
Routine inspection, testing and
Taking lower rise buildings out Rather than putting the fear maintenance of all systems is
of the equation is good news of God into flat owners – and the norm, but more so scruitiny
for leaseholders – some would pulling even more buildings of processes will be required.
say that the intention was apart causing huge cost and
never to include them in the distress for residents - a better This is yet another responsibility
first place. So if the proposed solution may be for owners to add to the workload of
changes to the form are and building managers to block managers and other
made following the current concentrate on ensuring that ‘accountable persons’ but, if
consultation, forms should not passive and active fire safety adhered to correctly, the new
apply to: measures in blocks are effective rules should provide peace of
• Buildings above 18m with and regularly tested. mind for jumpy residents who
no cladding or curtain wall are rightly concerned that their
glazing Constant reminders to residents buildings may have hidden
• Buildings below six storeys not to engage in potentially faults.
where less than a quarter of dangerous activities (such as
Personal Emergency Evacuation Plan
From £250/person
Fire Emergency Evacuation Plans
From £125
(in conjunction with Fire Risk Assessment)
33
UK NO.1 CLADDING
ADVISORY
Reproduced from Ringley’s contribution to
Hope for ‘worthless’ flats with new EWS2 form but
owners still face huge cladding repair bills
Homeowners in low-rise blocks Review (EWS1) form have been wait for further assessment.
of flats could be freed from routinely valued at zero by Another option is to restrict the
controversial rules that have surveyors. EWS1 tests to buildings over a
caused banks to value their certain height, as was originally
properties at nil. Residents have been left in a intended.
situation where their homes
Telegraph Money understands have failed high-rise cladding
the Royal Institution of safety tests, even though ‘It's been a nightmare’
Chartered Surveyors is working they live in small blocks that Chris Gore, 35, lives in a
on a new form to help people have little or no cladding. This four-storey block in South
wrongly caught up in tighter has caused a logjam in the Norwood, south London, with
safety regulations introduced property market as flats cannot his wife, Maxine. The couple
in the aftermath of the Grenfell be bought or sold until the recently had a property sale
fire in 2017. problem is resolved. fall through because they
did not have a valid EWS1
Owners of two, three and The certificates demanded form. Yet the only cladding
four-storey buildings across by banks are under review, on their building is on the
the country are being forced Telegraph Money can disclose. fourth storey, meaning there
to comply with fire safety Rics, one of the trade bodies is minimal threat to their
rules intended for much taller behind the form, is considering ground-floor home.
blocks. Banks have refused how it can overhaul the EWS1
to offer mortgages on these regime. One option under The building is three years
properties without a certificate consideration is a new EWS2 old and passed all necessary
that proves the building is free form for buildings less than 18m safety checks at the time of
of dangerous cladding, despite (59ft) tall. construction.
there being far fewer fire safety
concerns for low blocks. This would allow property “The goalposts have been
transactions in smaller, safer moved,” said Mr Gore.
Homes in buildings without buildings to restart while “We’re under the [18m]
a valid External Wall Fire more dangerous high-rises threshold and the flat
44
UK NO.1 CLADDING
ADVISORY
was perfectly fine when The EWS1 form was introduced Cost fears
it was built. Now I can’t last December by RICS and
remortgage or sell, unless UK Finance, which represent Leaseholders have been
I sell to a cash buyer, surveyors and lenders. left fearing large bills if their
who will want a £100,000 properties are found to have
discount.” It was supposed to help banks to dangerous cladding. This
identify potentially unsafe high- week Lord Greenhalgh, the
rise buildings, but lenders have building safety minister, said
The Gores contacted the demanded the form for modern residents would have to foot
developer that built their block blocks of all heights. some of the bill. Clive Betts,
to find out whether the cladding who chairs the cross-party
used on the building was safe, Mr Curtis said the 18m limit had housing, communities and
but the firm said it was unable been established because it local government committee,
to locate this information. The was the maximum height that described this as a “significant
couple have been forced to standard fire engines could change” in the Government’s
delay starting a family until reach, making it unnecessary position.
they can move into a bigger to apply the rules below that
home. “It’s been a nightmare,” level. In one case Mr Curtis said In July, Christopher Pincher,
said Mr Gore. “We want to take a bank had asked for an EWS1 the housing minister, said the
our next step in life.” form on a low-rise property costs should be met by the
with a brick exterior, tiled roof developers or building owners
and no cladding. The forms and “certainly not leaseholders”.
Jon Curtis of the property cost thousands of pounds and In 2018, Theresa May, prime
firm Ringley Group, who it is difficult to find qualified minister at the time, said
advised the Government professionals to fill them in. remediation costs should not be
on the introduction of the passed on to leaseholders.
EWS1 regime, said the RICS would not say when its
form was not being used proposals would be published. Those in smaller blocks still fear
correctly and talks were A spokesman said: “We are they could be left with huge
being held over its future. working on a review of EWS1 repair bills. They have no access
“The EWS1 was intended and guidance generally with a the Government’s £1bn building
to help people in high-rise range of industry stakeholders. safety fund, which is restricted
buildings, but the lenders Any changes made as a result to buildings taller than 18m.
have bastardised it and of that review will still have to
used it throughout the follow the most up-to-date
market,” he said. government advice.”
EWS1 From £5,000
Includes specification of what to test
Don’t Overpay &
Interpretation of test results
For an initial discussion Anthony.james@ringley.co.uk
07958 141 520
55
UK NO.1 CLADDING
ADVISORY
Rally Cry - New consultation as guidance aims to
improve consistency in EWS1 requests
homebuyers and those building and
that advise them (such as • if there are balconies
conveyancers). where the balustrades and
decking are constructed of
The responses gathered from combustible materials (e.g.
The Royal Institution of the public, valuers, lenders and timber), they are not stacked
Chartered Surveyors other stakeholders will shape vertically above each other.
(RICS) has today issued the guidance and seek to form • Buildings of five or six storeys
proposed guidance for a consensus on where an EWS1 • There is not a significant
public consultation. form is required or not and, amount of cladding on the
The guidance aims to in turn, help balance the risks building (for the purpose of
to mortgage lenders, existing this guidance, approximately
help homebuyers and
leaseholders and borrowers one quarter of the surface
leaseholders, profoundly where combustible cladding façade is a significant
impacted by delays may be present on a residential amount) and
in the homebuying building. The guidance will • there are no ACM or MCM
market, caused by not act as a substitute for a panels on the buildingand
safety concerns over life safety fire risk assessment, • if there are balconies
cladding, and the cost of nor will it advise on how to where the balustrades and
complete an EWS1 form. decking are constructed with
remediation.
combustible materials (e.g.
The proposed guidance timber), they are not stacked
The guidance (Valuation of includes criteria, based on vertically above each other.
properties in multi-storey, existing Government advice
multi-occupancy residential and developed in consultation
buildings with cladding) will with the fire safety sector, Buildings of four storeys or
help by setting out a consistent lenders and other stakeholders, fewer
position for valuers carrying to help valuers decide where • There are no ACM or MCM
out mortgage valuations, on an assumption can be made panels on the building*.
when EWS1 forms should be that remediation work, which
requested for buildings with can affect the value of the * Note: metal cladding and ACM/MCM
cladding, before valuing a property, is unlikely to be are visually very similar, so if metal
property, to avoid unnecessary needed and an EWS1 should cladding is present, the valuer should
delays. therefore not be required. either confirm with the building owner
or managing agent in writing that
Contributions to the The consultation will be open they are not ACM/MCM, or an EWS1
consultation are welcome from from 8 January 2021 and will
all. Although the guidance is close on 25 January 2021 with Ben Elder, Head of Valuation
intended for use by valuers the proposed guidance note Standards RICS commented:
and mortgage lenders, it will due in Spring 2021.
also provide clarity for owners/ “Following the Grenfell Tower
operators of buildings, fire risk Proposed criteria: tragedy in 2017, fire safety in
assessors and others who are our built environment has
involved in properties with Building over six storeys rightly been under significant
cladding. RICS is particularly • There is no cladding or scrutiny both in the UK
keen to engage leaseholders, curtain wall glazing on the and globally. RICS worked
66
UK NO.1 CLADDING
ADVISORY
with industry to ensure independent Standards and consistency, and to
properties were safe from Regulation Board, chaired support best practice,
fire risk and to produce the by Dame Janet Paraskeva, in order to ensure that
EWS1 form to get the market following the consultation. properties affected are
moving. properly identified and
Dame Janet Paraskeva, those unaffected by
“Since its introduction, commented: unsafe cladding are not
Government advice has unnecessarily impacted.
changed, and COVID-19 “Public confidence in the
has seen lending criteria safety of buildings with Background
reviewed. EWS1 was never external cladding systems is
intended to hold up the at an all-time low. The EWS1 process, developed
market, indeed without it, in December 19 by RICS,
no one would be moving. “Post Grenfell, uncertainty UK Finance and BSA, was
However, this proposed about the safety of buildings developed in response to
guidance intends to help by with cladding systems UK Government advice
providing valuers with clear has understandably had to check all potentially
criteria to help them decide a significant impact on unsafe cladding systems for
on whether an EWS1 form the market for affected buildings over 18m following
may be required or not. properties. Concern over Grenfell.
safety and potential
“There will clearly still be remediation costs presents However, with changes
many cases where an a significant challenge for in Government advice in
EWS1 form is necessary, those advising potential January 2020, all buildings
but the guidance and purchasers and lenders. were brought into scope with
insight resulting from this many lenders requesting
consultation will enable us “RICS, through its EWS1 forms on all buildings
to continue to work with Independent Standards of multiple occupancy.
stakeholders, including and Regulation Board,
Government, to find have launched a UK-wide RICS continues to work with
solutions to help speed up consultation on guidance the insurance sector and
the process for remediating designed to help surveyors Government to find solutions
these buildings.” when they undertake such to the issues around
valuations for mortgage Professional Indemnity
The guidance note is subject lending. The purpose of Insurance.
to final approval by RICS’s the guidance is to create
Join us at our UKAA hosted webinar
Date & Time: 02 Feb 2020 ; 10 - 11 am
in https://bit.ly/39O41Sa
We will attempt to answer your questions:
Will this be be the last change to the EWS1 process?
Will mortgage companies in the future want the whole Building Safety File?
Will there be a central register for this?
Who is responsible for procuring the EWS1: developer of ManCo?
77UK NO.1 CLADDING
ADVISORY
New £30 million Waking Watch Relief Fund announced
interim safety measures such A 6-month extension to the
as ‘waking watch’. deadline for building owners to
complete their applications to
The National Fire Chiefs the £1 billion Building Safety Fund
Council have been clear in has also been announced - with
recent guidance that building a new deadline for submissions
Fund announced to owners should move to install of 30 June 2021.
help end the scandal common fire alarm systems as
quickly as possible to reduce or This means hundreds more
of excessive waking
remove dependence on waking buildings will be remediated
watch costs, as part of a
watches. and thousands of leasehold
further move to support residents will be protected from
thousands of residents in The steps today will help costs. Progress is being made on
high-rise buildings. worried leaseholders who current applications with many
may have faced high costs more expected to be agreed
• New £30million Waking for interim safety measures before Christmas.
Watch Relief Fund for fire by providing financial support
alarms to reduce costs for and delivering a better, long Housing Secretary Robert
leaseholders forced to have term fire safety system in their Jenrick said:
a waking watch buildings.
“I’ve heard first-hand from
• £1 billion Building Safety
Some buildings have already leaseholders the misery
Fund deadlines extended
installed these systems due that rip-off waking watch
to ensure more eligible
to the significant savings costs have been bringing
buildings can remove unsafe
this offers, with leaseholders to residents of high-rise
cladding
in those buildings, who on buildings with cladding.”
• Around 95% of buildings average were paying £137 per
with dangerous ‘Grenfell month for a waking watch, “I’m announcing today
type’ ACM cladding to have expected to collectively save a £30m Waking Watch
completed remediation or over £3 million per month. Relief Fund to help relieve
have workers on site by the the financial pressure on
end of the year The same research shows the those residents and to
wide range in costs faced by ensure they are safe. I’m
The government has on leaseholders and evidence of confident that this will make
the 17th December 2020 disproportionate charges – a real difference to worried
announced a £30 million fund the Housing Secretary Robert leaseholders up and down
to help end the scandal of Jenrick is writing to Trading the country this Christmas.”
excessive waking watch costs, Standards asking them to use
as part of a further move to their powers to investigate. “We have continued to
support thousands of residents prioritise the removal of
in high-rise buildings. The fund will open in January, unsafe ACM cladding
but will also provide immediate, throughout the pandemic
The new Waking Watch emergency support to Wicker and expect around 95% of
Relief Fund will pay for the Riverside Apartments in remediation work will have
installation of fire alarm Sheffield to ensure that the 35 been completed or be
systems in high-rise buildings recently evacuated families underway by the end of this
with cladding, removing or should be able to return to their year.”
reducing the need for costly homes before Christmas.
88UK NO.1 CLADDING
ADVISORY
National Fire Chiefs Council tirelessly to make this including securing an
Chair, Roy Wilsher said: happen.” agreement that owners of flats
in buildings without cladding do
“We welcome this new “The measures announced not need an EWS1 form to sell
Waking Watch Relief Fund, today build on our or re-mortgage their property
which will help to reduce commitment, which will be - benefitting nearly 450,000
the financial burden for enshrined in law through homeowners. These measures
some leaseholders having our Building Safety Bill, are part of the government’s
to fund the costs of waking to improve the safety of commitment to improve the
watches.” buildings across the country.” safety of buildings across the
country which will be enshrined
“It has been our firm and “Building owners are in law through the Building
long held expectation that responsible for making sure Safety Bill in 2021.
building owners should that their buildings, and the
move to install common people who live in them, The government is clear the
fire alarms as quickly as are safe. We continue to building industry must
possible and this funding is actively pursue them to contribute towards the costs
a positive step.” encourage swift action and of making these homes safe
have supported this with once more, to set right decades
Building Safety Minister Lord £1.6 billion in government of unsafe practices. Work
Greenhalgh said: funding.” continues at pace to develop
further financial solutions to
“Our priority is making sure This builds on steps the protect leaseholders with details
people are safer in their government has already to be announced in the new
homes and we are working made to support leaseholders year.
Did you know... The on-site
Whilst not a statutory requirement a fire box is highly
Fire Box
recommended. It serves as immediate reference for Typical Fire Box Contents
Brigade and is “immediate demonstration that the property
is well managed”. • Floor plans
• Fire strategy document
The Emergency Grab Bag from O&M Manual
• Location of service isolation
switches/valves
• 1 Megaphone (25 watt) complete with alkaline batteries
• Contact details
• 1 Waterproof intrinsically safe ATEX torch complete with
• Access Codes/fobs
alkaline batteries (2 x AA)
• Details of persons who may
• 1 Emergency Whistle
require assistance (PEEPS)
• 1 Non-flammable gas airhorn
• Hydrant location
• 1 Hi Visibility Vest - fire marshal
• Any known Hazards
• 1 Fire Marshal Identification Arm Band
(oxygen users etc)
• 10 Safety light-sticks
• Asbestos Register (or
• 1 Fire Safety Guide Booklet
confirmation none)
• 1 Hazard Barrier Tape
• Details of any dangerous
It is time to properly equip Staff on Site substances kept on site
99London Office
Ringley House, 1 Castle Road, London NW1 8PR
Tel 0207 267 2900
www.ringley.co.ukYou can also read
