“From insurance claims, rapid response and emergency works through to statute interpretation, EWS1, risk mitigation and the project management of complex remediation projects, our façade team embodies the ethos of placing our customers and clients at the heart of what we do.”
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EWS1 Form & Executive Advice
The EWS1 form is intended to provide a ubiquitous approach to the recording of how and to what extent the external wall construction of a residential apartment building (where the highest floor is above 18 metres) has been assessed. Specifically, the form is used to summarise the findings of assessments that have been carried out. There are two parts to the form namely Option A and Option B. Option A is completed where the external walls comprise of materials that are unlikely to support combustion. Option B is completed where the external wall and façade more generally comprises at least in part of combustible materials. Harris Associates coordinates and oversees the assessments and the EWS1 form completion and provides an Executive Summary which supports the more detailed External Wall Fire Risk Assessment. For more information please contact Shaun Harris.
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External Façade Assessments
There are different types of façade fire risk assessment. The type of risk assessment approach will dictate the level of applied scrutiny to a façade during the assessment. Where a façade(s) has already been the subject of a detailed assessment, then a visual inspection is generally sufficient. This applies unless there have been alterations carried out since the façade was last inspected.
Where there is no existing documentation or knowledge of the façade(s) make-up, an invasive inspection will be necessary.
Where there are reliable and accurate operating manuals available for a building it might be possible to avoid invasive investigations but this cannot be guaranteed. Even when operating manuals are available it is often the case that invasive investigations will be necessary. This is particularly the case where no previous inspections have been carried out and / or where there is insufficient knowledge of the façade and / or where the documentation is of poor quality and deemed unreliable.
Where invasive inspections are necessary, there will be a requirement for sample areas of the façade(s) to be drilled or cut so that the façade system can be fully identified. In some circumstances, independent testing might be required to inform and corroborate the inspection’s findings. If remote testing is required, then the affected areas of the façade will be either replaced or repaired after the inspection(s) has taken place.
For all inspections, access to each elevation of a building is required so as to ensure that the inspections are effective and reasonably encompassing. Access is usually arranged via mechanical access, access towers, rope access or ladders.
For all invasive investigations, the inspections include the determination of the façade make-up by drilling the façade and using cameras. The output reports assess the exterior against the most recent issuance of Approved Document B. The assessments also consider the window sealing and anything else which may penetrate the external façades. In order to assess the actual risk of a fire, an inspection of the base of the building would also be carried out. A commentary would usually be provided on any hazards or risks which could impact on the likelihood of a fire in relation to the structure (e.g. car parking, refuge and arson). In addition to the regulations, the facade assessments consider the building envelope in the context of the guidance notes which have been issued supplementing the Approved Document (including the latest MHCLG Guidance as issued in January 2020).
If the full invasive services are carried out the requirements in relation to the EWS form would also be satisfied in that the form(s) could be signed. For more information please contact Shaun Harris.
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Statute & Regulations Guidance
In December 2018, the government introduced an amendment to the Building Regulations (SI 2018/1230), which prohibits the use of ‘combustible cladding’ in high-rise residential buildings above 18m. The amendment delivers on the government’s objective of a ban on combustible cladding. It effectively prohibits the use of combustible materials anywhere in the external walls of buildings over 18m in height which contain one or more dwellings.
The external walls of buildings other than those described in Regulation 7(4) of the Building Regulations (i.e. any building with height above 18m including one or more dwellings) should either meet the guidance given in paragraphs 12.5 to 12.8 or meet the performance criteria given in the BRE report: Fire performance of external thermal insulation for walls of multi-storey buildings (BRE 135). The report considers build-ups of external walls using full-scale test data from BS 8414-1:2015 or BS 8414-2:2015.
The only recognised fire classification for materials is the European classification. The older British Standard classification, which was recognised in previous guidance, is not included in the new regulation. BS EN 13501-1 defines a material of class A1 if it will not contribute in any stage of the fire, including the fully developed fire. A material is classified as A2 if it will not significantly contribute to the fire load and fire growth in a developed fire.
In January 2020 MHCLG issued a consolidated note that brings together the advice(s) that were set out under MHCLG Advice Notes 1 through to 22. Essentially, these previous advice notes are superseded by the consolidated note. For brevity the key Advice Notes that are now incorporated int the consolidated note are as follows:
- Advice Note 14 Advice on external wall systems that do not incorporate AluminiumComposite Materials
- Advice Note 19 Advice for owners of buildings which include spandrel panels/window panels/infill panels
- Advice Note 21 Advice Note on Balconies on Residential Buildings
Our knowledge and familiarity of the statute informs our approach and advice at every stage of our service provision. For more information please contact Shaun Harris.
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Project Management & Remediation Works Coordination
The delivery of any complex project requires professional input and leadership and this is particularly important in respect of façade remediation projects. Due to the nature of these works they can be inherently challenging, technically complex and ultimately relatively costly. Different facades with different cladding systems require wholly individual approaches to remediation and are affected by a myriad of factors. These include the form of main structure, shape and size of building, insulation type, nature of façade materials, fire and smoke reduction measures, combustibility ratings, window and balcony detailing, location of adjoining buildings and other factors such as location of car parks, ignition sources and internal compartmentation and fire safe policies.
Our experience tells us that a holistic and pragmatic approach is required when dealing with façade remediation projects. This extends from ensuring that the pre-design / assessment processes are robust and technically proficient, to making sure that the application of statutory considerations has been coherent and transparent through to facilitating as broader option appraisal as possible before agreeing on a final solution. The process of mitigation measures assessment is critical as this can often result in alternative solutions being considered or a phased approach to eventual compliance. The overall aim is of course to deliver these complex projects on programme and within budget and to ensure that the façade systems are safe, fit for purpose and compliant. For more information please contact Shaun Harris.
For further information please contact Shaun Harris or David Royal.
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Emergency & Insurance Works
Whether the emergency is borne out of storm damage causing façade failure, mechanical or physical damage causing façade failure or the discovery of non-compliant cladding (be that in respect of combustibility, fixings design or any other defect) we have the expertise and experience to deal with the situation. Time can often be a critical factor and we are used to responding quickly and purposefully. More often we are required to safely secure the affected areas, arrange for scaffolding and temporary repairs and protection against the elements whilst liaising with all stakeholders including local authorities, property management groups, occupiers, loss adjusters, other specialists and contractors. As professional consultants we prefer to provide the leadership function and to draw all the participating parties together. For further information please contact Andrew Stephenson or Shaun Harris.
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Remediation Fund Access
Since mid-2019 Harris Associates has been helping clients to collate and complete the sometimes daunting task of applying for government funding for ACM remediation works. The MHCLG Private Sector ACM Cladding Remediation Fund application process requires a meticulous approach to assessment, procurement, investigations, evidence and document preparation as well as high degrees of financial robustness and justification. We have the experience to assist property managers, other advisers and of course the private property boards responsible for the safety of their blocks. Please contact Shaun Harris or David Royal for more information.