Fire Safety Building Surveys Post-Grenfell: 2026 Updates for Cladding and EWS1 Compliance

February 17, 2026

The property market in 2026 continues to grapple with the lasting impact of the Grenfell Tower tragedy. As residential transactions increase and market recovery gains momentum, fire safety building surveys have become non-negotiable components of property due diligence. The ongoing regulatory scrutiny surrounding Fire Safety Building Surveys Post-Grenfell: 2026 Updates for Cladding and EWS1 Compliance demands that property owners, buyers, and lenders understand the latest standards, remediation requirements, and valuation implications. With nearly half of identified high-risk buildings still awaiting complete remediation and new regulations taking effect this year, comprehensive fire risk assessments are more critical than ever for protecting investments and ensuring occupant safety.

Key Takeaways

🏢 As of 2026, only 35% of identified high-risk buildings have completed cladding remediation, with 2,705 buildings (49%) having started or completed work on unsafe cladding systems[4]
📋 Residential Personal Emergency Evacuation Plans (RPEEPs) become legally mandatory from April 6, 2026, requiring building owners to implement comprehensive evacuation strategies[3][4]
⏱️ Gateway 2 application delays averaged 33 weeks in 2025, prompting government consultation on streamlining approval processes for lower-risk building modifications[1]
💰 Remediation costs significantly impact property valuations, with comprehensive fire safety surveys now essential for accurate RICS valuations and mortgage lending decisions
🔍 Updated Approved Document B guidance expected in 2026 will provide clearer fire safety standards following expert panel recommendations from July 2025[5]

Understanding Fire Safety Building Surveys Post-Grenfell: The 2026 Regulatory Landscape

The regulatory environment governing building fire safety has undergone dramatic transformation since the Grenfell Tower fire in 2017. In 2026, property professionals face a complex web of requirements that extend far beyond traditional building surveys. The Fire Safety Building Surveys Post-Grenfell: 2026 Updates for Cladding and EWS1 Compliance framework represents the culmination of years of legislative development, inquiry findings, and industry adaptation.

The Building Safety Act and Gateway System

The Building Safety Act introduced a Gateway approval process designed to ensure rigorous oversight of higher-risk buildings throughout their lifecycle. However, implementation challenges have emerged. Gateway 2 applications experienced significant delays in 2025, with processing times averaging 33 weeks[1]. This bottleneck has prompted government action, with early 2026 consultations planned to streamline approvals for certain building modifications that pose limited fire safety risks, such as bathroom pod installations[1].

For property owners and developers, these delays have real financial consequences. Projects stall, costs escalate, and property transactions face uncertainty. When commissioning a structural survey, it's essential to understand whether Gateway approvals will be required and factor potential delays into project timelines.

Key Regulatory Milestones in 2026

Several critical regulatory developments are shaping fire safety requirements this year:

Regulatory Change	Effective Date	Impact
Residential Personal Emergency Evacuation Plans (RPEEPs)	April 6, 2026	Mandatory implementation for all qualifying residential buildings[3][4]
Government's First Annual Grenfell Phase 2 Report	February 2026	Updated guidance on building safety requirements[1]
Approved Document B Updates	Expected 2026	Revised fire safety standards following expert panel review[5]
Gateway Proportionality Consultation	Early 2026	Potential streamlining of approval processes for lower-risk modifications[1]

The government's first annual report responding to the Grenfell Phase 2 inquiry findings was due in February 2026, providing updated guidance that will influence how commercial building surveys address fire safety concerns[1].

The Scope of Buildings Requiring Assessment

Not all buildings face the same level of scrutiny. The regulatory framework primarily focuses on:

Residential buildings 11 metres and above (approximately 3-4 stories)
Buildings with 7 or more stories, regardless of height
Higher-risk buildings as defined under the Building Safety Act
Buildings with external wall systems containing combustible materials

As of October 2025, the Department for Levelling Up, Housing and Communities is monitoring 5,570 residential buildings 11 metres and over with unsafe cladding, representing an estimated 65-97% of all buildings expected to require remediation[4]. This substantial number underscores the widespread nature of fire safety concerns across the UK housing stock.

Cladding Systems and External Wall Fire Review (EWS1) Requirements

The External Wall Fire Review (EWS1) form has become one of the most significant documents in residential property transactions since its introduction. Understanding cladding types, assessment requirements, and EWS1 implications is essential for anyone involved in Fire Safety Building Surveys Post-Grenfell: 2026 Updates for Cladding and EWS1 Compliance.

Types of Cladding Systems Under Scrutiny

Not all cladding presents equal risk. Fire safety assessments categorize external wall systems based on their combustibility and fire performance:

High-Risk Cladding Materials:

Aluminium Composite Material (ACM) with polyethylene core (the type used on Grenfell Tower)
High-Pressure Laminate (HPL) panels with combustible cores
Certain timber cladding systems without adequate fire resistance
Expanded polystyrene (EPS) insulation in specific configurations

Lower-Risk Systems:

ACM with fire-retardant mineral cores
Brick and masonry cladding
Render systems on non-combustible substrates
Metal cladding with appropriate fire barriers

Compliant Modern Systems:

A2-rated non-combustible materials meeting current Building Regulations
Systems with comprehensive cavity barriers and fire breaks
Properly designed ventilated rainscreen systems with fire-stopping

When conducting a comprehensive building survey comparison, understanding these distinctions helps property professionals assess which level of investigation is appropriate.

The EWS1 Form: What It Is and When It's Required

The EWS1 form is a standardized document completed by a qualified fire engineer or building surveyor to confirm whether a building's external wall system requires remediation. The form has three possible outcomes:

✅ Form A (Pass): External walls meet required standards; no remediation needed
⚠️ Form B1 (Remediation Required): External walls require remediation work
⚠️ Form B2 (Interim Measures): Interim fire safety measures implemented while awaiting full remediation

When is an EWS1 required?

While not legally mandatory for all buildings, lenders typically require EWS1 forms for:

Buildings 18 metres (6 stories) and above with any external wall system
Buildings 11-18 metres with combustible materials in the external wall
Buildings where the lender's valuer identifies fire safety concerns

The Royal Institution of Chartered Surveyors (RICS) guidance has evolved, and many lenders now take a more proportionate approach. However, the absence of an EWS1 form can still render properties unmortgageable, creating significant valuation and saleability issues.

The Remediation Progress Reality

Despite years of focus on cladding remediation, progress remains slower than many stakeholders hoped. As of the latest government data:

2,705 buildings (49%) have started or completed remediation work
1,946 buildings (35%) have fully completed remediation
2,865 buildings (51%) have not yet started remediation work[4]

These figures reveal that more than half of identified high-risk buildings still await remediation commencement. For property buyers, this creates a challenging landscape where thorough structural surveys must assess not only current fire safety status but also potential future remediation liabilities.

Cost Implications of Cladding Remediation

Remediation costs vary dramatically based on building height, cladding type, and complexity:

Building Height	Typical Remediation Cost Range
11-18 metres	£50,000 – £500,000
18-30 metres	£500,000 – £2 million
30+ metres	£2 million – £5+ million

These substantial costs have profound implications for:

Leaseholders facing service charge demands
Freeholders and managing agents coordinating works
Property valuations and reinstatement cost assessments
Insurance premiums and building coverage

Government funding schemes, including the Building Safety Fund and the Cladding Safety Scheme, provide financial support for qualifying buildings. However, eligibility criteria, application processes, and funding gaps mean many building owners still face significant out-of-pocket expenses.

Conducting Comprehensive Fire Safety Building Surveys in 2026

The practical execution of Fire Safety Building Surveys Post-Grenfell: 2026 Updates for Cladding and EWS1 Compliance requires specialized knowledge, appropriate qualifications, and systematic methodology. As regulatory requirements evolve and enforcement intensifies, the quality and thoroughness of fire safety assessments have never been more important.

Who Can Conduct Fire Safety Building Surveys?

Not all surveyors possess the expertise required for comprehensive fire safety assessments. Qualified professionals include:

Chartered Building Surveyors with fire safety specialization:

RICS-registered professionals with relevant continuing professional development
Experience in external wall system assessment
Understanding of Building Regulations Part B (Fire Safety)

Fire Safety Engineers:

Chartered engineers with fire engineering qualifications
Competence in fire risk assessment and building performance
Ability to model fire behavior and evacuation scenarios

Approved Inspectors and Building Control:

Registered building control professionals
Authority to assess compliance with Building Regulations
Experience with Gateway approval processes

When selecting a surveyor for fire safety assessment, verify their qualifications, professional indemnity insurance, and specific experience with cladding systems. The complexity of modern fire safety regulations means that general building surveyors without specialized training may miss critical issues.

The Fire Safety Survey Process

A comprehensive fire safety building survey follows a structured methodology:

1. Desktop Review and Documentation Assessment

Review building plans, specifications, and construction records
Examine previous EWS1 forms or fire risk assessments
Check building control approval history and Gateway submissions
Verify compliance certificates and product warranties

2. External Inspection

Visual assessment of cladding systems and external wall construction
Identification of materials and construction methods
Assessment of cavity barriers, fire breaks, and compartmentation
Evaluation of balconies, windows, and penetrations

3. Internal Inspection

Review of common areas, stairwells, and escape routes
Assessment of fire doors, emergency lighting, and signage
Examination of compartmentation and fire-stopping
Evaluation of fire alarm and detection systems

4. Intrusive Investigation (When Required)

Opening-up works to expose concealed construction
Material sampling for laboratory testing
Thermal imaging to identify construction anomalies
Cavity inspection using borescopes or similar equipment

5. Risk Assessment and Reporting

Fire risk evaluation using recognized methodologies
Identification of deficiencies and non-compliances
Prioritization of remedial actions
Cost estimation for required works

This systematic approach ensures that all aspects of fire safety receive appropriate attention, similar to the thoroughness required in asbestos surveys where hidden hazards demand careful investigation.

Integration with Other Survey Types

Fire safety considerations now permeate all types of property surveys:

Pre-Purchase Surveys: Buyers commissioning Level 2 or Level 3 surveys for flats in buildings over 11 metres should specifically request fire safety assessment as part of the survey scope.

Valuation Surveys: RICS valuations must consider fire safety status, with significant value adjustments for buildings requiring remediation or lacking EWS1 certification.

Commercial Property Surveys: Commercial building surveys for mixed-use developments must address residential fire safety requirements where applicable.

Dilapidations Assessments: Dilapidation surveys may need to consider whether fire safety improvements constitute landlord or tenant obligations.

New Requirements: Residential Personal Emergency Evacuation Plans (RPEEPs)

From April 6, 2026, Residential Personal Emergency Evacuation Plans become legally mandatory[3][4]. This significant regulatory change requires:

Building Owners and Responsible Persons to:

Identify residents who may need assistance during evacuation
Develop personalized evacuation strategies for vulnerable residents
Document and regularly review evacuation procedures
Coordinate with emergency services and building management

RPEEPs must consider:

🦽 Mobility impairments and wheelchair users
👁️ Visual or hearing impairments
🧠 Cognitive conditions affecting evacuation capability
👶 Families with young children or infants
🏥 Temporary conditions (injury, pregnancy, illness)

This requirement represents a shift from generic evacuation strategies to personalized, resident-specific planning. Building surveys must now assess whether adequate provisions exist for implementing and maintaining RPEEPs, including:

Suitable refuge areas or evacuation equipment
Communication systems for alerting vulnerable residents
Record-keeping systems for RPEEP documentation
Staff training and emergency response procedures

Valuation Implications and Financial Considerations

The financial impact of fire safety issues extends far beyond remediation costs. Understanding how Fire Safety Building Surveys Post-Grenfell: 2026 Updates for Cladding and EWS1 Compliance affect property values, mortgageability, and investment decisions is crucial for all stakeholders in the property market.

Impact on Property Values

Fire safety concerns create significant valuation challenges:

Properties with Confirmed Fire Safety Issues:

Value reductions of 20-70% are common for properties in buildings with serious cladding defects
Some properties become effectively unsaleable until remediation completes
Leasehold properties face additional devaluation from anticipated service charge liabilities

Properties Lacking EWS1 Certification:

Even where no defects exist, absence of EWS1 forms creates valuation uncertainty
Lenders may refuse mortgages, limiting the buyer pool to cash purchasers
Cash buyers typically demand substantial discounts to compensate for risk and illiquidity

Properties with Completed Remediation:

Values typically recover to near pre-crisis levels
Premium may exist for buildings with comprehensive fire safety upgrades
Enhanced saleability and broader mortgage availability

When obtaining RICS reinstatement valuations, it's essential that valuers consider fire safety compliance, as rebuilding costs must reflect current regulatory standards.

Mortgage Lending and EWS1 Requirements

The mortgage lending landscape has evolved significantly:

2024-2026 Lending Trends:

Most major lenders require EWS1 forms for buildings over 18 metres
Many lenders extend requirements to 11-18 metre buildings with cladding concerns
Some lenders have relaxed requirements for lower-rise buildings without obvious risks
Proportionate approach increasingly adopted based on individual building assessment

Lender Risk Assessment Factors:

Building height and number of stories
Presence and type of external cladding
Availability of EWS1 or alternative fire safety certification
Evidence of ongoing remediation work and funding
Building insurance availability and cost

The relationship between fire safety and mortgageability means that understanding whether a mortgage valuation is the same as a survey becomes even more important—basic mortgage valuations may not identify fire safety issues that could later affect property value or saleability.

Service Charge and Remediation Funding

For leasehold properties, fire safety remediation creates complex financial obligations:

Funding Sources:

Government grants (Building Safety Fund, Cladding Safety Scheme)
Developer contributions (voluntary or through legal action)
Freeholder funding (particularly for portfolio landlords)
Leaseholder service charges (subject to legal protections and caps)

Leaseholder Protections:
The Building Safety Act introduced important protections:

£15,000 cap on remediation costs for qualifying leaseholders
£50,000 lifetime cap for higher-value property owners
Developer liability for buildings they developed in previous 30 years
Freeholder liability for building owners meeting certain criteria

However, these protections don't cover all scenarios, and leaseholders may still face:

Costs for non-cladding fire safety works
Interim safety measure expenses (waking watches, alarm systems)
Increased insurance premiums
Professional fees and survey costs

Insurance Considerations

Building insurance has become increasingly challenging for properties with fire safety concerns:

Insurance Market Trends:

Premium increases of 200-500% for buildings with identified cladding issues
Some insurers refuse coverage for high-risk buildings
Waking watch requirements as insurance conditions (£100,000+ annually)
Enhanced coverage requirements for buildings undergoing remediation

Insurance Assessment Factors:

External wall system type and fire performance
Presence of sprinklers, alarms, and detection systems
Building height and occupancy density
Fire risk assessment findings and EWS1 status
Interim safety measures in place

When commissioning reinstatement valuations, ensure the valuer understands current fire safety requirements, as rebuilding to modern standards may cost significantly more than the original construction.

Practical Guidance for Property Owners, Buyers, and Professionals

Navigating Fire Safety Building Surveys Post-Grenfell: 2026 Updates for Cladding and EWS1 Compliance requires practical strategies tailored to different stakeholder perspectives. Whether you're buying, selling, managing, or professionally assessing properties, understanding your obligations and options is essential.

For Property Buyers

Before Making an Offer:

✅ Request fire safety documentation including:

EWS1 forms (if applicable)
Recent fire risk assessments
Building insurance certificates
Details of any ongoing remediation work

✅ Commission appropriate surveys:

Specify fire safety assessment in survey instructions
Consider specialist fire engineer reports for higher-risk buildings
Request specific cladding material identification

✅ Investigate service charge implications:

Review service charge accounts for fire safety expenditure
Request estimates for planned remediation works
Verify eligibility for government funding or developer contributions

✅ Confirm mortgage availability:

Discuss fire safety status with mortgage broker early
Obtain agreement in principle before proceeding
Understand lender-specific EWS1 requirements

Red Flags to Watch For:

🚩 Seller reluctance to provide fire safety documentation
🚩 Ongoing waking watch arrangements (indicating unresolved fire risks)
🚩 Significant service charge arrears (suggesting leaseholder funding disputes)
🚩 Buildings with ACM cladding still awaiting remediation
🚩 Insurance renewals pending or coverage gaps

For Property Sellers

Preparing for Sale:

📋 Gather documentation proactively:

Obtain EWS1 form if not already available
Compile fire safety certificates and assessments
Document remediation work completed or planned
Prepare service charge account summaries

📋 Be transparent about fire safety status:

Disclose known issues in property particulars
Provide realistic timescales for remediation completion
Share information about funding arrangements
Communicate insurance status and costs

📋 Consider timing strategically:

Properties mid-remediation may achieve better prices after completion
Market conditions and lender policy changes affect saleability
Government funding deadlines may influence optimal sale timing

📋 Price realistically:

Obtain professional RICS valuations that factor in fire safety status
Understand that cash buyers will expect significant discounts if mortgages unavailable
Consider whether remediation completion before sale maximizes value

For Building Owners and Managing Agents

Compliance Obligations:

🏢 Conduct regular fire risk assessments:

Legal requirement under Regulatory Reform (Fire Safety) Order 2005
Update assessments when building alterations occur
Review and update following regulatory changes

🏢 Implement RPEEP requirements (mandatory from April 6, 2026):

Identify residents requiring personalized evacuation plans
Develop and document individual RPEEPs
Establish review and update procedures
Train staff on RPEEP implementation

🏢 Maintain comprehensive records:

Fire safety certificates and test records
Remediation work documentation and warranties
Gateway approval correspondence
Resident communication regarding fire safety

🏢 Engage qualified professionals:

Appoint competent fire risk assessors
Retain specialist fire engineers for complex assessments
Work with experienced structural engineers for remediation design
Ensure contractors hold appropriate accreditations

Remediation Project Management:

For buildings requiring remediation:

Secure funding through available government schemes and developer contributions
Appoint professional team including fire engineers, surveyors, and project managers
Navigate Gateway approvals allowing for extended timescales
Communicate with residents providing regular updates and managing expectations
Coordinate interim measures such as enhanced fire detection or waking watches
Document comprehensively to demonstrate compliance and support future sales

For Property Professionals and Surveyors

Professional Competence Requirements:

📊 Maintain current knowledge:

Attend CPD training on fire safety regulations
Stay updated on Building Safety Act implementation
Understand EWS1 form completion requirements
Monitor government guidance updates

📊 Scope surveys appropriately:

Clearly define whether fire safety assessment is included
Identify when specialist fire engineer input is required
Recommend additional investigations when concerns arise
Document limitations of inspection scope

📊 Report findings clearly:

Use standardized terminology and risk classifications
Provide cost estimates for remediation works
Explain implications for value, mortgageability, and insurance
Offer practical recommendations prioritized by urgency

📊 Understand liability boundaries:

Maintain appropriate professional indemnity insurance
Work within competence limits
Recommend specialist input when required
Document advice and recommendations thoroughly

When conducting surveys that may involve expert witness reports or litigation support, particularly rigorous documentation and evidence gathering becomes essential.

Looking Ahead: Future Developments and Regulatory Evolution

The regulatory landscape governing Fire Safety Building Surveys Post-Grenfell: 2026 Updates for Cladding and EWS1 Compliance continues to evolve. Understanding anticipated changes helps stakeholders prepare for future requirements and adjust strategies accordingly.

Expected Regulatory Changes in 2026

Approved Document B Updates:

The Building Regulations guidance review overseen by an expert panel appointed in July 2025 is expected to yield recommendations for updates to Approved Document B (Fire Safety) in 2026[5]. Anticipated changes include:

Clarified guidance on external wall construction and materials
Enhanced requirements for compartmentation and fire-stopping
Updated evacuation strategy requirements
Improved coordination between different regulatory frameworks

Gateway Process Streamlining:

Following consultation in early 2026, the government plans to streamline the Building Safety Act Gateway approval process for certain types of building work[1]. Expected changes include:

Proportionate approvals for modifications posing limited fire safety risks
Faster processing for routine works like bathroom installations
Clearer categorization of which works require full Gateway approval
Reduced administrative burden while maintaining safety standards

These changes respond to industry feedback about the 33-week Gateway 2 delays experienced in 2025[1], which have created significant project bottlenecks.

Industry Best Practices Emerging in 2026

Digital Fire Safety Passports:

Several building owners are implementing digital building passports that consolidate:

Fire risk assessments and EWS1 forms
Remediation work certificates and warranties
Maintenance records for fire safety equipment
RPEEP documentation and resident information
Gateway approval correspondence

These digital systems improve transparency, facilitate property transactions, and support ongoing compliance management.

Enhanced Resident Communication:

Leading building managers are adopting proactive communication strategies:

Regular fire safety updates through resident portals
Clear explanation of remediation timescales and funding
Transparent service charge reporting for fire safety expenditure
Resident engagement in evacuation planning and drills

Integrated Risk Management:

Forward-thinking building owners are moving beyond compliance to holistic risk management:

Regular fire safety audits beyond minimum requirements
Investment in enhanced detection and suppression systems
Comprehensive staff training programs
Scenario planning for emergency situations

The Path to Market Normalization

While fire safety concerns will remain a permanent feature of the property landscape, several factors suggest gradual market normalization:

Remediation Progress:

As the 49% of buildings that have started remediation complete their works[4], the pool of problematic properties will shrink
Government funding schemes continue to support remediation acceleration
Industry expertise and capacity for remediation work is expanding

Lender Adaptation:

Mortgage lenders are developing more proportionate assessment approaches
Standardized EWS1 requirements are reducing uncertainty
Alternative lending products are emerging for properties mid-remediation

Valuation Stabilization:

As remediation completes, property values are recovering
Market participants are developing better understanding of fire safety implications
Price discovery is improving as transaction volumes increase

Regulatory Clarity:

Ongoing guidance updates are reducing ambiguity
Industry best practices are becoming established
Professional competence standards are improving

Conclusion

The landscape of Fire Safety Building Surveys Post-Grenfell: 2026 Updates for Cladding and EWS1 Compliance represents one of the most significant regulatory transformations in UK property history. As 2026 progresses, the implementation of mandatory Residential Personal Emergency Evacuation Plans from April 6th, the anticipated updates to Approved Document B, and ongoing remediation efforts continue to reshape how property professionals approach fire safety assessment.

Key points to remember:

Only 35% of identified high-risk buildings have completed remediation[4], meaning fire safety concerns will remain prominent in property transactions for years to come
Comprehensive fire safety surveys are now essential components of due diligence, not optional extras
Valuation impacts can be severe, with properties lacking EWS1 certification or requiring remediation experiencing significant value reductions
Professional competence in fire safety assessment has never been more important, with specialized knowledge required beyond traditional surveying skills
Regulatory evolution continues, with 2026 bringing important updates to guidance, Gateway processes, and resident protection requirements

Actionable Next Steps

For Property Buyers:

Commission comprehensive structural surveys that specifically address fire safety
Request all available fire safety documentation before making offers
Verify mortgage availability early in the transaction process
Budget for potential remediation contributions or service charge increases

For Property Owners:

Obtain EWS1 certification if applicable to your building
Prepare for RPEEP implementation requirements from April 6, 2026
Engage qualified professionals for fire risk assessments
Explore government funding eligibility for remediation works

For Building Managers:

Conduct comprehensive fire safety audits using current 2026 standards
Develop resident communication strategies for fire safety matters
Implement digital systems for fire safety documentation management
Establish relationships with qualified fire safety professionals

For Property Professionals:

Invest in CPD training on current fire safety regulations
Develop networks with specialist fire engineers for complex assessments
Update survey templates and reporting formats to address fire safety systematically
Maintain awareness of regulatory changes through professional bodies

The post-Grenfell regulatory environment has fundamentally changed how the property industry approaches fire safety. While challenges remain—particularly the slow pace of remediation and ongoing valuation uncertainty—the direction of travel is clear: comprehensive, professional fire safety assessment is now a permanent and essential feature of property due diligence.

By understanding the requirements, engaging qualified professionals, and maintaining rigorous standards, property owners, buyers, and professionals can navigate this complex landscape while protecting both financial investments and, most importantly, the safety of building occupants.

For expert guidance on fire safety building surveys and comprehensive property assessments, consider consulting with qualified chartered surveyors who possess the specialized knowledge required in this evolving regulatory environment.