Another Fire Raises Serious Safety Concerns

Footage from this weekend's devastating fire at a student block in Bolton must have given the property industry a collective sense of déjà vu. Thankfully, everyone was safely evacuated, but once again, flames rapidly spread up the exterior of a building, melting its cladding in the heat. However, this time the cladding was HPL (High-Pressure Laminate)—not the ACM (Aluminium Composite Material) used on construction-to-begin-under-1225m-government-contract--'>construction-to-begin-under-1225m-government-contract--'>Grenfell Tower, opening up another fire safety crisis.

HPL Cladding – The Next Fire Safety Risk?

After the construction-to-begin-under-1225m-government-contract--'>construction-to-begin-under-1225m-government-contract--'>Grenfell tragedy in 2017, experts warned that HPL cladding could pose a similar risk. Building owners were advised to remove all non-compliant cladding, including HPL, but the government’s ban on combustible cladding only applies to buildings over 18m. This means a large number of buildings remain at risk, including the one that caught fire in Bolton.

A Failure of the Fire Safety System

Matt Wrack, general secretary of the Fire Brigades Union, has called this fire "a complete failure of the UK's fire safety system." Even the Hackitt Review’s proposed reforms only apply to high-risk residential buildings (HRRBs) of 10 storeys or more, leaving shorter buildings without adequate protection. The hope is that once these regulations are enforced, they will be extended to all buildings, not just high-rises.

What Happens Next?

There will likely be calls for HPL cladding to be tested and removed if it does not meet fire safety standards. HPL that has been treated with fire retardants can achieve a Class 0 or Euroclass B fire rating, but estimates suggest cheaper, more combustible versions (Class D) account for over 80% of the market.

Leaseholders Face a Growing Crisis

Leaseholders already struggling in ACM-clad buildings may now face similar challenges with HPL cladding. Adding to the problem, mortgage lenders have tightened rules since the government issued Advice Note 14 in December 2018, making it harder to sell flats in affected buildings. The Times estimates that up to 50,000 flats may now be unsellable due to these fire safety concerns.

Immediate Steps for Building Managers & Residents

• If you manage a building with HPL cladding, talk to residents about the risks, commission a fire risk assessment, and ensure there is a clear evacuation policy in place.
• If you own or rent a flat in a building with external cladding, contact your building manager or landlord to understand the fire safety measures being implemented.

This issue is far from over. Fire safety concerns will not be resolved quickly or easily, and the property sector must continue pushing for stronger protections.

Mary-Anne Bowring, CEO of The Ringley Group, will be speaking on building fire safety at the RICS event in Manchester on Wednesday, 20th November.