Cladding remediation in Newham
Newham has experienced significant residential development over the past two decades, particularly in Stratford, the Royal Docks and around the Olympic Park. Many of these developments are high-rise residential towers built between 2005 and 2020 with external wall systems that are now subject to scrutiny under the Building Safety Act 2022 and the Cladding Safety Scheme. For building owners, managing agents and residents' management companies, understanding the remediation pathway is essential.
The scale of the challenge in Newham
Newham has one of the highest concentrations of post-Grenfell affected buildings in London. The rapid development of the Stratford and Royal Docks areas created a large stock of high-rise residential buildings, many using external wall systems that include aluminium composite material (ACM), high-pressure laminate (HPL), rendered insulation and other combustible materials. These buildings now require assessment, and many require remediation to meet current fire safety standards.
We provide cladding remediation services across Newham and have detailed experience of the building types, construction systems and funding pathways applicable to the borough.
The remediation pathway
The remediation process follows a defined pathway: initial assessment (typically a FRAEW in accordance with PAS 9980:2026), determination of the remediation scope, application for funding (where applicable), procurement of a remediation contractor, execution of the works, and post-remediation assessment to confirm compliance. Each stage has specific requirements and timescales, and the overall process typically takes two to four years from initial instruction to practical completion.
The remediation process step by step
FRAEW assessment
The starting point is a Fire Risk Appraisal of External Walls in accordance with PAS 9980:2026. This involves desktop review, visual inspection, intrusive investigation and a risk-based assessment of the external wall system. The FRAEW determines whether remediation is needed, what the scope should be and the risk priority. For Newham's high-rise buildings, intrusive inspections at height typically require specialist access.
Funding application
Since 1 September 2025, new applications for government cladding remediation funding for eligible buildings over 11 metres in England, including London, go through the Cladding Safety Scheme (CSS), administered by Homes England. This includes eligible buildings between 11 and 18 metres; height alone does not establish eligibility. The responsible entity or its authorised representative applies, with the scheme-specific building, legal and technical evidence. Check the current CSS guidance and the CSS/BSF transition guidance for the route that applies to an existing application. A separate targeted route is available for eligible buildings under 11 metres; see the current under-11m funding criteria and application window.
Design and procurement
Once funding is approved (or the building owner has committed to self-funding), a remediation specification is developed and a contractor is procured. The specification must detail the works, materials, fire performance requirements and quality standards. Procurement should follow a competitive process, whether through an existing framework or open tender. We can provide procurement and tendering support for remediation projects.
Execution and completion
Remediation works on a high-rise building typically take 12 to 24 months, involving scaffolding or access systems, removal of existing cladding, installation of new compliant systems and associated works. Quality oversight throughout the construction phase is critical. After relevant works, updated external-wall evidence may support a new EWS1 conclusion. The competent signatory records the applicable outcome and each lender or valuer decides whether the evidence is sufficient for its transaction. An EWS1 is not a life safety certificate and does not guarantee a mortgage offer or any particular insurance terms. See the RICS guidance on the purpose and limits of EWS1.
Frequently asked questions
Does my Newham building qualify for CSS or BSF funding?
The current routes cover eligible multi-occupancy residential buildings in England with cladding-related life-safety fire risks identified through a FRAEW. Detailed applicant, building, tenure, lease, works-timing and funding criteria apply; Homes England decides eligibility. Buildings between 11 and 18 metres are not excluded from CSS. Check the CSS application guide and current scheme guidance before choosing the route for your building.
What is the FRAEW process for a Newham high-rise?
A FRAEW is carried out under PAS 9980:2026 and involves desktop review, visual inspection, intrusive investigation, fire risk assessment and a report with findings, risk rating and recommended remediation. For high-rise buildings, specialist access equipment is typically required for the intrusive inspection elements.
How long does cladding remediation take in Newham?
The full process from FRAEW to completion typically takes two to four years. Assessment and design is 6 to 12 months, procurement 3 to 6 months, and construction 12 to 24 months. Government-funded projects may involve additional administrative steps.
Who pays for cladding remediation in Newham?
Who funds the work depends on the building, the responsible parties and the applicable funding or legal route. Homes England will not fund work where a developer has agreed under the Developer Remediation Contract to remediate the building or pay for the remediation. Eligibility and funding decisions sit with the scheme bodies, and we do not guarantee a funding outcome. Get building-specific advice on developer obligations, leaseholder protections and any costs outside the grant.
How we can help
Cladding Remediation
End-to-end cladding remediation management for residential buildings across Newham and London.
View ServiceCSS / BSF Funding Advisory
Expert guidance on government funding applications for cladding remediation.
View ServiceRequest a Consultation
Discuss your Newham building's cladding remediation requirements.
Contact UsSavas Bulduk
BSc (Hons) MRICS, Director & Chartered Building Surveyor.
Writes on Building surveying, Fire safety and facade, External wall systems, Technical due diligence, Contract administration. See the full team profile.