Which Buildings Failed Cladding Tests
Short answer
The safety of the UK’s high-rise built environment has been under intense scrutiny for several years. For building owners, managing agents, and residents, understanding which buildings failed cladding tests is not just a matter of compliance—it is a matter of…
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Which Buildings Failed Cladding Tests
Key Takeaways
- Identification: Thousands of high-rise buildings across the UK have undergone rigorous testing to identify combustible materials within their external wall systems.
- Testing Criteria: Safety failures are typically linked to Aluminum Composite Material (ACM) with polyethylene cores or other non-compliant systems like High-Pressure Laminate (HPL).
- Scope of the Issue: When asking how many towers have failed cladding safety tests, government data indicates hundreds of high-rise social and private residential buildings require urgent remediation.
- Regulatory Shift: The Building Safety Act 2022 has redefined how building owners must manage façade risks, moving beyond simple material checks to holistic fire safety assessments.
- Remediation Options: A failed test does not always necessitate full replacement; targeted repairs, cavity barrier upgrades, or localized remediation can often restore compliance.
- Expert Guidance: Determining which buildings failed cladding tests is the first step in a complex process involving surveyors, fire engineers, and specialist contractors like CladdingTesting.com.
The safety of the UK’s high-rise built environment has been under intense scrutiny for several years. For building owners, managing agents, and residents, understanding which buildings failed cladding tests is not just a matter of compliance—it is a matter of long-term asset viability and occupant safety. The process of identifying failed systems involves technical inspections that look beyond the surface of the façade.
A "failed" test generally refers to a building’s external wall system failing to meet the requirements of Building Regulations, specifically in relation to fire spread. These failures often involve materials that were previously thought to be safe but have since been reclassified following large-scale testing and changes in legislation. Navigating these findings requires a professional, evidence-based approach to determine the exact nature of the defect.
Defining a Cladding Safety Failure
In the context of modern UK construction, a cladding failure occurs when the external wall system—comprising the outer panels, insulation, and cavity barriers—is found to contribute to rapid fire spread. This is determined through various testing methods, including the BS 8414 large-scale fire test or the smaller-scale EWS1 (External Wall System) assessment process. When we discuss which buildings failed cladding tests, we are referring to structures where the materials or the installation methods pose an unacceptable risk.
- ACM PE Panels: Aluminum Composite Material with a polyethylene core is the most widely recognized failure, due to its high combustibility.
- MCM Panels: Metal Composite Materials, including zinc or copper variants, have also been flagged in safety audits.
- HPL (High-Pressure Laminate): Often used for its aesthetic variety, certain types of HPL have failed to meet the necessary fire performance standards on tall buildings.
- Combustible Insulation: Even if the outer cladding is fire-resistant, the presence of flammable insulation like PIR or PUR foam can lead to a failed assessment.
It is important to note that a failure is not always about the material itself. Systemic failures often occur due to poor installation, such as missing or incorrectly placed cavity barriers. These barriers are designed to prevent the "chimney effect," where fire travels through the void behind the cladding. If these are absent, the entire façade system may be deemed unsafe, regardless of the panel type used.
How Many Towers Have Failed Cladding Safety Tests?
Quantifying exactly how many towers have failed cladding safety tests is a moving target, as new inspections are completed monthly. According to data from the Department for Levelling Up, Housing and Communities (DLUHC), hundreds of high-rise buildings (those over 18 meters or six stories) were initially identified as having ACM cladding unlikely to meet Building Regulations. However, the scope has since expanded to include non-ACM materials and buildings between 11 and 18 meters in height.
Current estimates suggest that thousands of buildings across the UK still require some form of remediation. While social housing providers were among the first to complete testing, the private sector has seen a slower rollout of assessments. As of recent reporting, over 90% of identified high-rise residential buildings with ACM cladding have either started or completed remediation, but thousands of others with other combustible materials remain in the queue for assessment and repair.
Geographical Distribution of Failures
The concentration of buildings failing cladding tests is highest in major urban centers where high-density, high-rise living is most common. London, Manchester, Birmingham, and Leeds have seen the highest volume of assessments. In these regions, cladding testing services are essential for identifying the specific risks associated with different architectural styles and construction periods.
The Testing Process: How Failures Are Identified
Building owners cannot rely on visual inspections alone to determine if a building has failed. The complexity of modern façades means that the most dangerous elements are often hidden behind the outer rainscreen. To determine which buildings failed cladding tests, a structured methodology is employed by specialist teams.
Stage 1: Desktop Study and Documentation Review
The first step involves reviewing "as-built" drawings, operation and maintenance (O&M) manuals, and material specifications. While this provides a baseline, it is frequently found that the materials actually installed on-site differ from what was specified during the design phase. This discrepancy is a leading cause of unexpected cladding failures.
Stage 2: Intrusive Inspection and Sampling
Specialists perform intrusive inspections, which involve opening up sections of the façade to examine the internal makeup. This allows the team to verify the type of insulation, the presence of cavity barriers, and the condition of the sub-frame. Physical samples of the cladding panels are often taken and sent to accredited laboratories for combustibility testing.
Stage 3: Technical Reporting and Risk Categorization
The findings are compiled into a technical report, often resulting in an EWS1 rating. An A3, B1, or B2 rating indicates different levels of risk and requirements for remediation. A "B2" rating is the typical indicator that a building has failed its safety test and requires significant remedial work to become mortgageable and safe.
Why Buildings Fail: Common Technical Defects
Understanding the "why" behind a failed test is critical for developing a remediation strategy. At CladdingTesting.com, we categorize these failures into three main areas: material, design, and installation.
- Material Incompatibility: The use of Class C or D rated materials on buildings over 18 meters, where Class A1 or A2-s1, d0 (non-combustible) is now required.
- Discontinuous Cavity Barriers: Barriers that do not fully close the void or are made of the wrong material fail to stop the spread of fire and smoke.
- Inadequate Fixings: Façade failures aren't always about fire; failed cladding tests can also refer to structural instability caused by corroded fixings or poor mechanical attachment.
- Moisture and Ingress: While not always a fire safety failure, water ingress can degrade insulation and sub-frames, leading to a failure in the long-term performance and safety of the building envelope.
When a building fails due to these factors, the owner must decide between targeted remediation and complete recladding. In some cases, if the combustible material is limited to small decorative features, localized replacement may be sufficient. However, if the primary insulation or the main panel system is the culprit, a full-scale recladding project is usually the only path to compliance.
Navigating the Building Safety Act and Remediation Funds
The legal landscape surrounding which buildings failed cladding tests has changed significantly with the Building Safety Act 2022. This legislation provides a framework for who pays for remediation and how safety is managed throughout the life of a building. It places a legal duty on "Accountable Persons" to ensure that fire and structural risks are assessed and mitigated.
The Role of the Building Safety Fund (BSF)
For many residential buildings, the cost of replacing failed cladding is prohibitive. The UK government established the Building Safety Fund to cover the costs of remediating non-ACM cladding on buildings over 18 meters. To access this funding, building owners must provide evidence of a failed test, usually in the form of a FRAEW (Fire Risk Appraisal of External Walls) conducted to the PAS 9980 standard.
Developer Pledges and Self-Remediation
Many of the UK’s largest developers have signed pledges to remediate "life-critical" fire safety defects in buildings they developed over the last 30 years. This means that for some towers that failed safety tests, the original developer may be responsible for the costs of repair or replacement. Navigating these claims requires precise technical data to prove the nature of the failure.
Which Buildings Failed Cladding Tests
The Impact of a Failed Test on Property Professionals
A failed cladding test has immediate implications for the commercial and operational management of a building. Managing agents and building owners must act quickly to ensure the ongoing safety of residents while a long-term solution is designed. This often involves "interim measures," such as a Waking Watch or the installation of common fire alarm systems.
- Valuation and Lending: Properties in buildings that have failed tests are often valued at zero by lenders, making them impossible to sell or remortgage until a remediation plan is in place.
- Insurance Premiums: Insurance costs for high-rise buildings with failed cladding have skyrocketed. Proving a commitment to remediation is often the only way to negotiate lower rates.
- Legal Liability: Owners face significant legal pressure to address failures. The Cladding Safety Scheme (CSS) now provides a route for buildings between 11 and 18 meters to receive funding for necessary works.
Strategies for Remediation: From Repair to Recladding
Discovering that a building is among those that failed cladding tests is a challenge, but it is also an opportunity to improve the building's performance. The solution is rarely one-size-fits-all. A detailed cladding inspection should lead to a bespoke remediation strategy that considers the building’s specific construction and the budget available.
Option 1: Localized Remediation
If the failure is limited—for example, only the cavity barriers are missing or the combustible insulation is only present in specific zones—localized remediation may be possible. This involves removing sections of the cladding, fixing the underlying issue, and reinstating the panels. This approach is less disruptive and more cost-effective than full replacement.
Option 2: Cladding Over-Cladding or Enhancement
In very specific circumstances, it may be possible to enhance the fire performance of an existing system. However, this is becoming less common as regulations tighten. Most failed tests for ACM or HPL require the complete removal of the offending materials to ensure absolute compliance and future-proof the asset.
Option 3: Full Recladding
Full recladding is the most comprehensive response. It involves stripping the building back to its structural frame or inner leaf and installing a completely new, non-combustible system. This not only resolves the safety issue but also allows for improvements in thermal efficiency and the building’s aesthetic appearance.
Logistical Challenges of Remediation in Occupied Buildings
One of the most complex aspects of fixing buildings that failed cladding tests is the fact that many are fully occupied residential blocks. Working on a high-rise building while people are living inside requires meticulous planning and a specialist approach to logistics.
Access Solutions: The choice between mast climbers, traditional scaffolding, or cradle systems depends on the building's height, footprint, and the extent of the works. Each has pros and cons regarding cost, speed, and resident privacy. Resident Engagement: Clear communication is vital. Residents need to know when work will happen, how it will affect their access to balconies, and what noise levels to expect. A professional contractor will have a dedicated resident liaison strategy to manage these complexities.
Fire Safety During Construction: The remediation process itself can temporarily increase risk. Stripping back cladding can expose the building’s interior to the elements and potentially create new fire paths. Stringent site safety protocols are necessary to protect the occupants throughout the project duration.
Future-Proofing Your Façade
The goal of remediation is not just to pass the next test but to ensure the building remains safe and compliant for decades. This means selecting materials that exceed current standards. Non-combustible materials, such as solid aluminum, fiber cement, or terracotta, are the preferred choices for replacement projects.
Furthermore, regular maintenance and inspections are now a legal expectation. Even a compliant cladding system can become dangerous if fixings fail or seals perish, leading to water ingress and structural degradation. Building owners should move toward a model of proactive façade management, where the condition of the external wall is monitored as closely as the building's mechanical and electrical systems.
Frequently Asked Questions
How can I find out if my building has failed a cladding test?
Building owners and managing agents are responsible for communicating the results of safety tests to residents. If you are a leaseholder, you can request a copy of the EWS1 form or the latest Fire Risk Assessment (FRA). If these documents show a B2 rating, the building has failed to meet the required safety standards.
Does every building with cladding need a fire test?
Under current UK guidance, any multi-storey residential building (especially those over 11 meters) should undergo a fire risk appraisal of its external walls. While not every building will require destructive testing, a professional assessment is necessary to confirm that the materials and installation methods pose no significant risk to life.
Can a building fail a cladding test even if it doesn't have ACM?
Yes. While ACM was the initial focus, many other materials have since failed safety tests. High-Pressure Laminate (HPL), certain types of timber cladding, and combustible insulation behind otherwise safe panels can all result in a failed assessment. Faulty installation of cavity barriers is another common reason for a system to fail despite using non-combustible panels.
What is the difference between an EWS1 and a PAS 9980 assessment?
An EWS1 (External Wall System) form is a valuation tool used primarily by lenders to determine if a building’s cladding affects its value. PAS 9980 is a more comprehensive code of practice for fire engineers to assess the risk of fire spread. The PAS 9980 assessment is now the standard requirement for securing funding from the Building Safety Fund.
How long does it take to remediate a building that failed its cladding test?
The timeline varies significantly based on the building's size and the scope of work. A targeted repair project might take a few months, whereas a full recladding of a high-rise tower block can take 12 to 24 months. Factors such as planning permission, material lead times, and the need to work around residents all influence the duration.
Who is responsible for the cost of cladding remediation?
Under the Building Safety Act 2022, many leaseholders are protected from the costs of cladding remediation. The responsibility typically falls on the developer, the freeholder (if they meet certain wealth criteria), or is covered by government grants like the Building Safety Fund or the Cladding Safety Scheme.
Professional Assessment and Action
Discovering which buildings failed cladding tests is a complex process that requires technical precision and a deep understanding of UK building regulations. For property professionals, the priority must be to move from uncertainty to a clear, actionable plan. Whether the solution involves minor remedial works or a major recladding programme, the focus should always be on long-term safety and structural integrity.
At CladdingTesting.com, we provide the expertise needed to navigate these challenges. From initial intrusive inspections to the delivery of complex remediation projects on occupied high-rise buildings, our team ensures that every façade we work on meets the highest standards of safety and compliance. Understanding the problem is the first step; resolving it with technical competence is the second.
Which Buildings Failed Cladding Tests