Triathlon Homes has residents in three blocks of N15 - Cavesson House, Galena Heights and Saddlers House.
All of these blocks are above 18m in height. The buildings were completed in 2012, and met all building and fire safety regulations at the time it was built.
In 2019, changes were made to building regulations. As a result, building management teams across the country must now make sure all buildings are compliant with these new regulations.
Galena Heights was given a B1 EWS rating in April 2021. The EWS1 form is available in the Important Documents section.
Investigations on Cavesson House and Saddlers House have concluded and have identified some areas where work is required in order to meet the updated building regulations.
What steps have been taken at N15?
1. Completion of preliminary investigations on all three blocks
EVML's experts have completed preliminary investigations into the building materials used within the blocks, and we have received the engineer’s preliminary findings.
2. Reviewed the preliminary findings
EVML has reviewed the initial findings. On review of these, Galena Heights was awarded an EWS1 form at a B1 rating. However, the findings have unfortunately revealed that EVML will need to carry out some remedial work to Cavesson House and Saddlers House to ensure that they comply with the government’s guidelines and can receive an EWS1 form at a B1 rating.
3. Ensured that applications are made for all available government funding
A initial application has been made to the Building Safety Fund via EVML and we are waiting to hear about the success of this application. EVML is managing this process, and we will communicate updates to residents as soon as we have them.
What issues were found in these buildings?
The preliminary investigation showed that there are some gaps in the fire barriers in the inner cavity of the external wall and that the timber decking on the balconies requires review.
The mitigating solutions offered by the fire engineers focus on your safety and meeting the requirements of the MHCLG’s guidance and the Fire Safety Order. The installation of additional smoke detection equipment does not address the underlying issues. We are working with EVML and both technical and legal advisors to understand the impact of this in full. We need to seek assurance regarding the areas of non-compliance with building regulations. Until we have reached a conclusion about this, we are unable to rule out the need for further remedial work.
Full remediation will be a longer and more expensive process, it is likely to be disruptive but will address the defects found. We will keep you fully informed during this decision-making process and are keen to hear your views.
What are you doing to ensure residents are safe?
While we help EVML with their consultations and get on with the work itself, we have taken advice from the fire brigade and our fire safety engineers to make sure that your homes have the right additional precautions in place to ensure your safety in the event of a need to evacuate the buildings.
The fire engineers stated that no additional interim safety measures are required, and there is no immediate risk to residents or their properties.
All our fire alarms are monitored 24/7 by trained staff in the on-site control room.
What happens next?
EVML has received proposals for the next stage of work to assess and implement the mitigating measures. They are discussing the next steps with the engineers and their fire risk assessors. We don’t yet have a full programme, or breakdown of costs, but will give you this information once we have it. As stated above, we expect this work to take about five months. We’ll let you know when we get the green light for this approach from the London Fire Brigade and the fire risk assessors.
We will be communicating with you regularly about progress - please make sure we have your most up to date email address so that we can send you updates, particularly if you are a non-resident landlord.
We will keep this microsite updated with information as this becomes available.