Building Safety Fund and Cladding Safety Scheme, UK wide
Cladding Remediation and Funding Support
Cladding remediation is a funding problem, a legal problem and an engineering problem at the same time. Most buildings stall because one of the three is unresolved while the other two sit waiting. AL23 Safety builds the technical evidence, matches the building to the right funding route and manages the remediation programme for clients UK wide.
What is cladding remediation support?
The evidence, the funding route and the programme, in one place
Cladding remediation support is everything that surrounds the building contract. It is the external wall appraisal that establishes what is wrong and how serious it is, the funding application that pays for the fix, the analysis of who is legally liable and the programme management that carries the work to completion.
It is not the remediation works themselves. We set the scope, test the designer's proposals against the appraisal findings and verify that what was built matches what was funded. On most stalled buildings the fix is not unknown. Nobody has assembled evidence a funder or a tribunal will accept.
Who needs one
Responsible entities and the people who answer to them
- Freeholders, head lessees, resident management companies and right to manage companies holding the primary repairing obligation for the external walls.
- Registered providers of social housing with buildings of 11 metres or more carrying unsafe cladding.
- Managing agents where a Fire Risk Appraisal of External Walls has returned a medium or high risk finding.
- Leaseholder groups facing a service charge demand for remediation who need to know what Schedule 8 actually blocks.
- Buildings under 11 metres in England with an appraisal identifying a serious life-critical fire safety risk from cladding.
- Developers inside the self-remediation contract who need independent verification of scope, design and completion.
- Any building running a waking watch, where interim costs mount every week the permanent fix stays unfunded.
The regulations that apply
Your legal framework, in plain terms
The Building Safety Act 2022 is the engine. It created the tribunal orders that force remediation and shift the cost. It also created the leaseholder protections that decide who cannot be charged. The Fire Safety Act 2021 confirmed that external walls including cladding and balconies fall within the Regulatory Reform (Fire Safety) Order 2005, which makes the wall a fire risk assessment matter rather than a repairs matter. The funding schemes sit outside all of that as government programmes with published eligibility rules rather than statutory entitlements.
Building Safety Act 2022 section 123, remediation orders
The First-tier Tribunal (Property Chamber) can require a relevant landlord to remedy specified relevant defects by a specified date. Enforcement runs through the county court.
Building Safety Act 2022 section 124, remediation contribution orders
The tribunal can order a body corporate or partnership to pay towards remediation where it is just and equitable. Respondents can include the current landlord, the landlord at 14 February 2022, the developer and associated group companies.
Building Safety Act 2022 Schedule 8
In force 28 June 2022. It blocks recovery of defined remediation costs through the service charge, absolutely so for cladding costs charged to a qualifying leaseholder.
The Building Safety (Responsible Actors Scheme and Prohibitions) Regulations 2023, SI 2023/753
Made under sections 126 to 129 of the Act. Eligible developers outside the scheme face planning and building control prohibitions.
Regulatory Reform (Fire Safety) Order 2005 article 9
The fire risk assessment must be suitable and sufficient. Since 1 October 2023 it must also be recorded in full. An external wall appraisal feeds it.
The 2029 and 2031 dates are policy, not law
You will be told that every 18 metre building must be remediated by the end of 2029 and every 11 to 18 metre building by the end of 2031, with criminal liability for missing it. Those commitments come from the Remediation Acceleration Plan, first published in December 2024 and updated in July 2025. They are government policy rather than statute.
The Remediation Bill is the intended vehicle for making them law. It appeared in the King's Speech of May 2026 and is expected to be introduced after the 2026 summer recess, with Royal Assent expected in summer 2027. Both are expectations. The Bill is expected to create a legal duty to remediate with fixed statutory timescales, give PAS 9980 legal force, establish an 11 to 18 metre register and let bodies such as Homes England step in where an owner does not act.
Plan to the 2029 and 2031 dates anyway. Funding, enforcement attention and the insurance market already behave as though they bind. Just do not accept a claim that a statutory deadline has passed when the statute does not yet exist.
What the service covers
From eligibility triage to completion evidence
- Eligibility triage against the Cladding Safety Scheme, including the responsible entity test, the qualifying lease test for private buildings and the affordability test for social sector buildings.
- Height measurement to the published method, from lowest external ground level to the finished floor level of the top occupied storey, excluding plant rooms.
- Commissioning and technical review of a Fire Risk Appraisal of External Walls to PAS 9980:2022, which every scheme requires from a scheme-approved assessor.
- Applications through the Building Remediation Hub, including the under 11 metres route that opened on 17 August 2026 and closes on Friday 9 October 2026.
- Advice for buildings previously in the Building Safety Fund, which is closed to new applications, including the 182 high-rise buildings transferred into the Cladding Safety Scheme during 2025.
- Scope definition and cost challenge, separating life safety work a fund will pay for from betterment it will not.
- Liability mapping across the original developer, the contractor, the product manufacturer and successive landlords, as the evidence base for a contribution order.
- Schedule 8 analysis, including whether a landlord's certificate was correctly served and what that means for recoverability.
- Interim measures strategy while permanent works are procured, including the case for replacing a waking watch with a common fire alarm system.
- Design review through our facade fire engineering team, covering cavity barriers, insulation, balconies and junctions rather than the panel alone.
- Completion verification, with inspection at cavity closure stage rather than after the rainscreen has gone back on.
Our process
Evidence first, then the funding route
- 01
Position statement
We establish what is known about the wall, what has been assumed and which of the two your current fire risk assessment relies on.
- 02
Evidence build
We commission or review the PAS 9980:2022 appraisal and any intrusive opening up behind it. The report has to answer the questions a funder asks.
- 03
Route selection
We test the building against the funding schemes, the developer remediation contract and the tribunal routes. Then we tell you which combination gives the best result.
- 04
Application and scope control
We prepare and submit the application, answer technical queries and hold the scope against creep in both directions.
- 05
Delivery and verification
We monitor works against the funded scope, inspect at the stages that matter and issue completion evidence for sale, refinance or a building assessment.
What you get
Evidence a funder or tribunal will accept
- A written eligibility and route report naming the scheme or legal mechanism that fits the building, with the reasoning.
- A PAS 9980:2022 appraisal. Where you already hold one, a technical review saying plainly whether it is fit to support an application.
- A funding application pack with responsible entity evidence, lease evidence and the cost breakdown assembled.
- A liability map identifying every party who could be a respondent to a remediation contribution order.
- A Schedule 8 position note setting out what can and cannot be recovered through the service charge.
- A programme with interim measures, resident communications and completion evidence built into it.
What we need from you
Titles, leases and any survey you hold
- The freehold and headlease title, plus a sample of residential leases with their commencement dates and terms.
- Any existing external wall appraisal, EWS1 form, fire risk assessment or intrusive survey report.
- Original construction drawings and specification where they exist. Tell us plainly if they do not.
- Details of any landlord's certificate served, service charge demands issued or tribunal proceedings live.
- One named contact with authority to sign an application for the responsible entity.
Why AL23 Safety
We say no before you spend eight weeks
Accountable
If the building is not eligible we say so on the first call, not after eight weeks of application drafting.
Expert and chartered
Chartered Building Engineer and Health and Safety Professional input on the wall build-up, not form filling around someone else's report.
One team, three disciplines
Appraisal, facade engineering and the fire risk assessment interface are handled in-house so the funder receives one consistent account of the building.
UK wide
We support responsible entities, social landlords and leaseholder groups on remediation across the UK.
Get an honest read on where your building stands
Send the appraisal and we will tell you what it is worth
Most enquiries start with a report somebody is not sure they trust. Send it with the building height and the tenure mix. We will give you a straight view of the funding position before you commit to anything.
Common questions
Answers, up front
Cannot see your question? Get in touch and we will answer it directly.
Contact usNo. It is closed to new applications. During 2025 the government moved 182 high-rise buildings of 18 metres and over out of it into the Cladding Safety Scheme, which Homes England administers. If your building was in the Building Safety Fund and has gone quiet, the first job is establishing which programme it now sits in.
There is now. A fund for buildings under 11 metres was published on 17 August 2026 as an extension to the Cladding Safety Scheme. It needs a PAS 9980:2022 appraisal identifying unsafe cladding presenting a serious life-critical fire safety risk. Works must not have started before 9 July 2026. The window is eight weeks and closes on Friday 9 October 2026, which makes this one genuinely urgent.
At the end of June 2026, 4,469 residential buildings of 11 metres or more had been identified with unsafe cladding. Of those, 1,681 had completed remediation at 38 per cent. A total of 2,379 had started or completed at 53 per cent. Roughly half the identified stock has not started. That is why prioritisation moved to risk to life rather than height alone in July 2026.
Not where they hold a qualifying lease in a relevant building. Schedule 8 puts an absolute block on charging cladding remediation costs to a qualifying leaseholder. Other remediation costs sit behind a layered set of protections that turn on the landlord's connection to the defect, the landlord group's net worth and the value of the lease. Whether a specific demand is lawful depends on the lease and on whether a correctly drafted landlord's certificate was served.
That is what a section 124 remediation contribution order is for. The tribunal can reach the current landlord, the landlord at 14 February 2022, the developer and associated persons including parents and subsidiaries. The Court of Appeal upheld the leading decision in Triathlon Homes in 2025. One point remains open. The Supreme Court granted permission in part in November 2025 on whether costs incurred before the Act commenced are recoverable. No judgment has been given.
Cost is driven by building height and complexity, whether a usable appraisal exists, how much intrusive opening up is needed and whether the route is a grant application or contested litigation support. Timescale is set mostly by the funder and the tribunal rather than by us. An eligibility review and application is weeks. A contested liability case runs over years. We give a fixed price for the evidence stage and an honest range for the rest.
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