CLADDING REMEDIATION: WHAT TO EXPECT.
Key Processes and Procedures.
Cladding remediation on high-rise buildings is a crucial process aimed at addressing safety and performance concerns related to building facades, particularly in light of risks such as fire hazards or weather damage. The process generally involves several key steps, which are detailed below:
1. Assessment and Inspection
• Initial Inspection: A detailed survey is conducted to evaluate the current state of the cladding system. This includes assessing the material, installation, condition, and compliance with safety standards (e.g., fire resistance).
• Risk Assessment: Specialised professionals (e.g., fire safety engineers or structural engineers) perform risk assessments, which may include fire safety evaluations or structural integrity testing.
• Testing: Material testing, such as checking the fire rating of cladding materials, is often conducted to identify whether the existing cladding meets regulatory requirements and industry standards.
2. Design of Remediation Strategy
• Identify Issues: Based on the inspection and risk assessment, the specific issues are identified (e.g., use of combustible materials, inadequate fire stops, poor thermal performance or a combination of all.).
• Remediation Options: Different remediation options are considered, which might include some or all of the following:
• Replacing or upgrading the cladding materials with fire-resistant alternatives.
• Installing fire barriers or fire-resistant insulation.
• Enhancing the structural anchoring of cladding elements.
• Modifying the ventilation or drainage systems to reduce moisture buildup and prevent water ingress.
• Improving external building access for maintenance and emergency evacuation.
3. Planning and Approvals
• Consultation with Authorities: Building owners and contractors must liaise with local authorities to ensure that any proposed remediation work complies with building codes, safety regulations, and permits.
• Stakeholder Communication: Engaging with tenants, residents, or occupants about the planned remediation work, including potential disruptions and safety considerations, is essential.
• Detailed Estimate and Project Plan: A comprehensive tender and full cost estimate will be prepared for the client. Upon agreed works, a project plan is developed that includes construction timelines, method statements, safety protocols, and logistical considerations.
4. Execution of Remediation Works
• Scaffolding and Safety Measures: Installation of scaffolding or temporary safety barriers to ensure safe access for workers and prevent risks to the public.
• Removal of Defective Cladding: In many cases, the existing cladding is removed, especially if it is found to be non-compliant with safety regulations.
• Installation of New Cladding: New materials, such as non-combustible panels or fire-rated insulation, are installed, and any structural modifications (e.g., reinforcement) are made as required.
• Testing of Systems: Systems such as fire barriers, thermal performance, and weatherproofing are fully tested to ensure they meet the required standards.
5. Final Inspection and Certification
• Post-Remediation Inspection: Once the remediation work is complete, a thorough inspection is conducted to verify that the work complies with building regulations and safety standards.
• Certification: Once the building meets the necessary standards, a completion certificate or safety clearance is issued by the relevant authorities. An EWS1 form will also be issued to the building owner to satisfy lenders that an external wall system has been assessed by a suitable expert as compliant.
6. Ongoing Monitoring and Maintenance
• Routine Inspections: After remediation, periodic inspections are recommended to ensure the cladding continues to perform adequately and remains compliant with safety standards.
• Long-Term Maintenance Plan: A maintenance plan should be established, addressing periodic checks for signs of wear and tear, water ingress, or any other issues that may affect the cladding system’s performance.
Key Considerations:
• Cost and Time: The remediation process can be costly and time-consuming, depending on the severity of the issues and the complexity of the building.
• Regulatory Changes: New fire safety standards and building codes may require the remediation of cladding systems that were previously compliant at the time of installation.
• Impact on Occupants: Special care must be taken to minimize disruption to residents or occupants of high-rise buildings, especially when work is being carried out in occupied spaces.
Cladding remediation is a vital part of maintaining the safety and sustainability of high-rise buildings and ensuring that they meet modern fire safety and regulatory standards.
