Are you worried that cladding on your building will stop you from selling your flat?
You’re not alone.
Cladding is often at the forefront of discussions on building safety.
This blog will cover everything you need to know about:
- What cladding is
- If you can sell a flat with cladding
- The steps to take to sell a flat with cladding.
What cladding is
Cladding is any material used to cover a building’s exterior.
It’s usually added to improve a building’s appearance and energy efficiency.
Some common cladding materials include:
- Metal
- Brick
- Stone
- Composite materials such as aluminum composite panels.
There are strict government regulations and guidelines around cladding.
They are still evolving. So, new standards or requirements might appear in the future.
Can I sell my flat with cladding?
The short answer is: Yes, you can still sell your flat if it has cladding.
However, it might be a longer and more complex process than selling a flat without cladding.
The following reasons explain why.
Difficulties in securing a mortgage
Securing a mortgage is a big part of buying a home.
Lenders are often reluctant to lend on flats with cladding issues.
Safety concerns
Many buyers may be put off flats with cladding.
Many will have heard of the United Kingdom Cladding Crisis (or Cladding Scandal). This came about after the Grenfell Tower fire (2017) and Bolton Cube fire (2019).
Potential cladding removal tasks
Cladding deemed unsafe may need to be removed.
It should be replaced before starting the process of selling your flat.
This process can be costly and time-consuming, so factor it in when planning to sell your flat is vital.
It also has implications for sellers of flats with leaseholds. It may require negotiations with leaseholders on replacing unsafe cladding.
Impact on your flat’s value
Cladding on a building might decrease your flat’s value.
It’s worth taking some time to research recent sales of similar properties. This can give you an idea of your flat’s current value.
As a seller, you might need to adjust your price expectations.
You need to account for the additional costs and risks of purchasing a property with cladding.
Potential legal issues
Selling a flat with dangerous cladding might leave you subject to legal action.
There is also the potential for legal issues to arise. This is particularly true if unsafe cladding has identified.
You must be transparent with potential buyers about any known cladding problems. And you should seek legal advice if you are concerned about your liability.
Ultimately, selling your flat with cladding requires some consideration and planning.
It is also worth getting an ESW1 form…
ESW1 form
An EWS1 form is type of fire safety certificate for buildings over 18 metres (approx. 60ft) or six stories high. It’s needed for selling or remortgaging flats in these buildings.
The main goal of the EWS1 form is to provide a consistent approach to evaluating the safety of external wall systems (EWS) on high-rise residential buildings.
It also aims to confirm that the building’s EWS has been evaluated and deemed safe by a qualified professional such as a RICS-chartered building surveyor.
Mortgage lenders use the form to assess the risk of lending on a property. Valuers use it to determine how much the property is worth.
ESW1 origin
The EWS1 form was introduced in December 2019 following the Grenfell Tower fire, which sadly claimed the lives of 72 people.
This incident highlighted the importance of fire safety and the need for a new, systematic approach to assessing building safety in the UK.
The EWS1 form was developed by the Royal Institution of Chartered Surveyors (RICS) in collaboration with mortgage lenders, valuers, and building safety experts.
EWS1 forms for selling flats
If you own a flat in a building that requires an EWS1 form, you’ll need to obtain this form before you can sell the property.
Commission an assessment of the external wall system by a chartered surveyor or another suitable professional, such as an architect or fire engineer, to get the form.
Suppose your building has already been assessed and has been deemed safe. In that case, you should be able to get a copy of the EWS1 form from your building’s management company or the professional who carried out the evaluation.
It’s worth noting that obtaining an EWS1 can be time-consuming, especially if your building still needs to be assessed.
You will need to find a qualified professional to carry out the assessment, and they will need to schedule a site visit to inspect the building.
Be aware that the evaluation can take several weeks to complete, so it is something you’ll need to factor into your selling timeline.
Selling flats without an EWS1 form
If you own a flat in a building that does not require an EWS1 form, then you can sell your flat without obtaining one.
However, be aware that many mortgage lenders now request that an EWS1 form is provided for buildings of any height.
This means that you may be limiting your potential pool of buyers by not having an ESW1 form, even if your building doesn’t legally require one.
It’s essential to be aware of the fire safety regulations and ensure that your building complies with them, even if your flat does not need an EWS1 form.
Check with your building’s management company or landlord to ensure all the necessary safety measures have been implemented.
How to get an ESW1 form
If you want to sell a flat with cladding, you may need to get an ESW1 form.
This form gives buyers and lenders proof buildings meets current safety standards. This makes it easier to sell your flat.
What an ESW1 assessment entails
To get an ESW1 form, you need a professional to assess the buildings’ external wall system.
This will be building surveyor familiar with the government’s cladding safety guidelines. You can ask for recommendations from your local council.
The assessment may include:
- Visual inspection
- Material testing
- Other evaluations.
After assessment completion
If the the building passes the assessment, an ESW1 form will be issued.
Recommended repairs or an external wall upgrade will be needed before another assessment.
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