As a landlord, Leaseholder, Freeholder or Right to Manage company (RTM), it’s essential to stay informed about various building materials and safety regulations to ensure the well-being of your tenants and protect your property investments. In recent years, cladding has emerged as a crucial topic of discussion due to its implications for fire safety and building standards. In this blog, our Landlord Insurance and Block of Flats Insurance experts explore what landlords need to know about cladding to make informed decisions and maintain compliance with regulations.
The Grenfell Tower tragedy in 2017 stands as a stark reminder of the devastating consequences of cladding-related fire hazards. The fire, which claimed 72 lives and left hundreds homeless, was fuelled by combustible cladding materials installed during a refurbishment of the building. The rapid spread of flames up the exterior of the tower highlighted critical shortcomings in building regulations, fire safety standards, and oversight processes. In the aftermath , the government has implemented sweeping reforms aimed at improving fire safety standards and addressing the risks posed by combustible cladding.
Building safety continues to evolve, with new funding, guidance and regulatory changes being introduced. Anyone responsible for owning or managing a block of flats should regularly review their responsibilities and seek professional advice where needed to help ensure their building remains compliant and appropriately insured.
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What is Cladding?
Cladding refers to the external layer of a building, typically installed for aesthetic purposes, weather protection, and insulation. It can be made from various materials, including wood, metal, vinyl, composite materials, and most notably, aluminium composite panels (ACP) and high-pressure laminate (HPL) panels.
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Does all cladding need to be replaced?
No, not all cladding is considered unsafe or requires replacement. Whether remediation is needed depends on the type of materials used, how the external wall system has been constructed, and the level of fire risk identified through a suitable assessment, such as a Fire Risk Appraisal of External Walls (FRAEW).
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What is an EWS1 and FRAEW form and why do I need one?
Following the Grenfell tragedy, the Government introduced stricter fire safety regulations for various residential properties, including blocks of flats (owned by housing associations, social housing providers, or privately owned), student accommodation, assisted living facilities, care homes, and Houses in Multiple Occupation (HMOs). This has led to a decline in flat sales as mortgage lenders demanded evidence of compliance with safety standards. To address this, in December 2019, the Royal Institute of Chartered Surveyors (RICS) introduced the External Wall System form (EWS).
This form serves as proof that an assessment has been conducted on the external walls of residential apartment buildings to ensure they are adequately clad to reduce combustibility and the spread of fire. It is initiated when a leaseholder is buying, selling, or re-mortgaging an apartment within such a building. The form is not a legal requirement nor a building safety certificate; rather, it serves as a tool for mortgage valuations and arranging insurance cover, helping to evaluate the fire safety risks associated with the building’s external wall cladding system.
It’s also worth noting that an EWS1 form is different from a Fire Risk Appraisal of External Walls (FRAEW). A FRAEW is a more detailed fire safety assessment carried out in accordance with PAS 9980 to evaluate the fire risk of a building’s external wall system. In many cases, a FRAEW may support or inform an EWS1 assessment, and it is increasingly becoming the primary assessment used to determine whether remedial work is necessary.
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Who covers the costs of remediation for unsafe cladding?
Responsibility for paying for cladding remediation depends on the building, the nature of the fire safety defects and the protections available under current legislation. In many cases, developers or building owners may be responsible, while qualifying leaseholders benefit from protections introduced under the Building Safety Act 2022.
Government funding has also been expanded over time. In 2026, new funding was announced for certain higher-risk residential buildings under 11 metres in England, broadening support beyond previous schemes and placing greater emphasis on a building’s fire risk rather than its height.
If your building requires remediation, you should speak to the freeholder or managing agent to understand what funding or legal protections may apply.
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Do landlords need to obtain an EWS1 certificate?
If you own a leasehold flat, you should check with the freeholder or managing agent whether the building has a valid EWS1 form or whether one is required. While arranging an EWS1 assessment is usually the responsibility of the building owner or managing agent, it’s important to understand the status of your building if you’re buying, selling or remortgaging your property.
More broadly, landlords should ensure their property is safe for tenants and work with the freeholder or managing agent to understand any fire safety measures, ongoing assessments or remedial works affecting the building.
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Does cladding affect my building insurance?
Yes, it can. Insurers assess a range of factors when providing cover, including the building’s construction, the materials used in the external wall system, fire protection measures, and any known fire safety concerns. The presence of cladding alone does not automatically affect insurance, but combustible materials or unresolved fire safety issues may influence the terms, availability or cost of cover.
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Can I get building insurance without an EWS1 form?
In many cases, yes. An EWS1 form is not a legal requirement for building insurance, and not every residential building will need one. However, insurers will consider a range of factors when assessing the risk, including the building’s construction, the materials used in the external wall system, and any known fire safety concerns or remedial works.
Where an EWS1 form or Fire Risk Appraisal of External Walls (FRAEW) has been completed, insurers may use this information to better understand the building’s fire risk. If you’re unsure what information is required, an experienced insurance broker can help you find suitable cover.
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Does cladding increase insurance premiums?
Potentially, yes. Buildings with combustible cladding or other fire safety concerns may be considered a higher risk by insurers, which could affect insurance premiums or the availability of cover. However, premiums are based on a range of factors, including the building’s construction, location, claims history, fire protection measures, and whether any remedial works have been completed or are underway.
Where an EWS1 form or Fire Risk Appraisal of External Walls (FRAEW) has been completed, insurers may use this information to better understand the building’s fire risk. As every building is different, speaking to an experienced insurance broker can help ensure you have appropriate cover.
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Can I buy or sell a flat with unsafe cladding?
Yes, although the process can be more complex. Mortgage lenders and buyers may require additional information about the building’s external wall system, including whether an EWS1 form or Fire Risk Appraisal of External Walls (FRAEW) has been completed and whether any remedial works are planned or underway.
The new cladding requirements underscore the importance of prioritising fire safety and compliance. Here’s a summary of what landlords and property owners need to do:
- Work with the building owner or managing agent to determine whether an EWS1 assessment or Fire Risk Appraisal of External Walls (FRAEW) is required
- Understand whether your building is affected by current cladding remediation requirements or eligible for available Government funding
- Ensure appropriate fire risk assessments are carried out and any recommended actions are addressed.
- Inform your insurer of any known cladding or external wall fire safety issues to help ensure your building remains appropriately insured
- Keep up to date with changes to building safety legislation and guidance, including the Building Safety Act 2022 where applicable.
For a detailed overview of these changes and to ensure compliance, please refer to the official government website for comprehensive information on safety regulations and guidelines.
This article is for informational purposes only. The information was correct at the time of publication and does not constitute legal, financial or insurance advice.
About Lansdown Insurance Brokers
Lansdown Insurance Brokers are specialists in Landlords Insurance, Block of Flats Insurance, HMO Insurance and Home Insurance. We can provide flexible policies to suit individual client needs and provide advice on what cover is needed. For more information call the team on 01242 524498.
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