Our experts are undertaking preliminary investigations into the building materials used at Ada Lewis House. We will share the findings with residents when we have them.
We have commissioned an intrusive survey by a qualified fire engineer to investigate the external walls, and we are awaiting a date for this inspection to take place. We will communicate with residents once we have this.
How do I get information regarding what the building is made of?
We have received a number of requests for information regarding they type of build and the material used at Ada Lewis House. We are in the process of locating this information, and we are willing to share this with residents if it is available. However, some of the material may not be available to us.
We have commissioned an intrusive survey by a qualified fire engineer to investigate this further, and we are awaiting a date for this inspection to take place. We will communicate with residents once we have this.
Once we have the report, we will share the findings with residents.
What are you doing to ensure residents are safe?
While we carry out the more detailed investigations into the remedial work 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.
We have been advised that all the appropriate measures have been taken.
What should I do if there’s a fire?
In the event of the fire alarm being activated at Ada Lewis House, residents should "stay put" in their homes and wait for further instruction from the concierge or emergency services.
Will leaseholders be charged for the costs of any remedial work?
Your safety is our first priority. As a matter of principle we want to assure you that questions about how building safety remedial work is funded never stand in the way of us getting that work done.
However the costs of the work do need to be funded from somewhere. We will do all we can to protect leaseholders from these costs by seeking to recover these from those responsible for any building defects or from the government if this is possible.
We are investigating the potential to claim these costs from a third party, where this is available.
We are a charitable housing association and the way we are run and how we spend our money is regulated by the government. What this means in practice is that if we cannot find an alternative source of reimbursement for the costs of the remedial work then we have no choice but to seek to recover costs under the terms of your leases. This is because the way we spend our money is subject to strict rules and we are not permitted to write off these costs if there is a alternative option. This is never our preferred way forward and we understand that this may be concerning for leaseholders. We hope that this will not be necessary but it would be wrong not to be clear about the possibility at this stage.
We do not know how much the work is required, or what it is likely to cost at this stage but we are working on getting that information as quickly as possible.
What is the latest RICS EWS1 guidance for this building?
“For buildings of five or six storeys, an EWS1 form should be required where:
There is a significant amount of cladding on the building (for the purpose of this guidance, approximately one quarter of the whole elevation estimated from what is visible standing at ground level is a significant amount).”
Whilst in Appendix B: EWS1 form decision tree, it states in Step 5 “Does the cladding cover more than a quarter of the full elevations of the building (including windows and doors as estimated from what is visible standing at ground level) OR is there any other reason it should be regarded as a significant amount?"
What about in circumstances where a building may only have cladding that is less than 25% of the whole building, but that cladding is significant in terms of being greater than 25% of one elevation or concentrated around an exit point?
Is the intention of the guidance note that this reference to a ‘significant amount’ is in relation to just a single façade or the whole building?
The RICS has advised that cladding that is on one quarter of all of the visible elevations, standing at ground level, equivalent to approximately one quarter of the whole building, is normally a significant amount.
For example, in considering whether there is a significant amount of cladding on a building, cladding that links multiple floors of a building or is around the main route of escape is likely to require remediation
As stated in the latest guidance, these criteria are guidance and professional judgement will need to be applied. RICS has received information that valuers will generally regard cladding that covers more than a quarter of any single elevation of the building (even if there is not cladding on a quarter of the whole building) as significant because this will link multiple floors and be more likely to require more expensive remediation. They have therefore amended the online decision tree to reflect this.
I’m trying to sell or remortgage my home – how will this impact on that?
Information for leaseholders looking to sell or remortgage can be found here.
How can I find out more?
We'll be updating these pages whenever there is new information. All of the information we have will be hosted here, and we will be unable to respond to individual requests.