Valencia fire prompts investigation into building cladding

by ConstructionFeatured NewsPassive
Image: Grenfell Tower 2017 (Shutterstock)

The Valencia Fire and Cladding Controversy: Initial Reports and Rebuttals

The fire in Valencia on 22 February 2024, which engulfed two 14-story residential blocks, has raised serious concerns about the materials used in the building’s cladding.

Initial reports suggested the presence of polyurethane insulation, but recent statements from authoritative bodies have contested this claim.

The Modern Building Alliance expressed deep regret over the incident and extended sympathies to those affected.

They noted early media reports citing polyurethane insulation but highlighted that the Vice-President of the College of Industrial Technical Engineers of Valencia and the Technical Architecture School of Valencia have dismissed this hypothesis.

The Alliance stated: “We hope that the investigation will clarify, as quickly as possible, the exact circumstances of the fire and why it spread through the façade so quickly.”

Rigid Polyurethane Industry Association Responds to Cladding Speculations

The Rigid Polyurethane Industry Association (IPUR) also addressed the issue, offering condolences and support to those affected.

They confirmed that there is no evidence of polyurethane in the building’s ventilated façade, neither as a filler for exterior cladding nor as insulation in the air chamber.

The property manager, after consulting the Building Book, corroborated this, stating that the insulating product was not polyurethane.

IPUR said it is ready to assist authorities with expert evidence to confirm the absence of polyurethane.

They emphasised the value of polyurethane insulation in various applications, highlighting its thermal insulation properties.

The Building’s ‘Ventilated Façade’ and its Role in the Fire

The structure of the building, completed in 2009, featured a ‘ventilated façade’, designed for thermal and acoustic insulation.

This system includes a wall, an insulating layer, and a cladding material fixed with an exterior structure, creating an air chamber for ventilation.

The rapid spread of the fire, fuelled by intense winds, was unprecedented, according to Raúl Esteban, Fire Chief of the Alcorcón City Council (Madrid).

Esther Puchades, Vice President of Cogitival and member of Apcas, initially suggested a polyurethane coating but later retracted, citing the possibility of a thermoplastic material added to the rock wool and aluminium.

Current Status of the Investigation and Building Safety Considerations

The investigation is ongoing, with various experts contributing their insights.

Fbex, the developer of the buildings, had used an ‘Alucobond-type’ material, consisting of aluminium sheets and a mineral polymer interior.

The exact composition of this material is yet to be confirmed.

The rapid horizontal spread of the fire also indicates the presence of synthetic floors, as noted by David Higuera, a technical engineer.

The incident draws parallels to the Grenfell Tower fire in London, where flammable plastic cladding significantly contributed to the disaster’s severity.

IFSJ Comment

The Valencia fire tragedy highlights the critical need for thorough investigation and clarity regarding the materials used in building construction.

The ongoing debate over the cladding’s composition underscores the importance of stringent safety standards and transparent reporting of construction materials.

This incident serves as a stark reminder of the potential hazards associated with certain building materials and the necessity for rigorous fire safety measures in high-rise structures.

As the investigation continues, it is imperative that the construction industry and regulatory bodies work together to ensure the safety of residential buildings and their occupants.

Grenfell-linked firm Rydon found with fire safety issues in over half its residential blocks

by Featured NewsSafety

Analysis of Rydon’s residential blocks reveals serious safety concerns

The Guardian has reported that Rydon, the company responsible for installing the cladding on Grenfell Tower, is facing serious fire safety issues in more than half of its residential blocks.

An analysis of government figures shows that out of 25 residential blocks built by Rydon’s development arm, 14 are afflicted with significant safety concerns.

Extensive remediation challenges identified across England’s high-rise buildings

This revelation is part of a larger problem within England’s property sector.

According to the Department of Levelling Up, Housing and Communities accessed by The Guardian, over 1,325 buildings above 11 metres have been deemed unsafe.

The estimated cost for remedying these blocks stands at over £2.7 billion, which equates to an average of just over £2 million per building.

Rydon’s role in Grenfell Tower tragedy under scrutiny

Following the Grenfell Tower disaster, where 72 residents tragically lost their lives, major developers, including Rydon, committed to a government initiative.

This scheme requires them to address life-critical fire safety issues in buildings taller than 11 metres constructed over the past 30 years.

Life-critical safety issues primarily pertain to flammable cladding but also include fire-stopping measures in walls and fire compartmentation.

Under this scheme, developers are mandated to employ fire safety assessors to identify the blocks requiring work and to bear the costs of remediation.

Rydon has completed assessments on all its 25 buildings, with 14 needing remedial action.

As of the latest update, remediation has begun on seven of these blocks, but only two have been fully addressed.

The Guardian’s report sheds light on the ongoing challenges in ensuring safety in high-rise buildings across England, particularly in the wake of the Grenfell Tower tragedy, and raises questions about the accountability and practices of major development firms like Rydon.

IFSJ Comment

The Guardian’s report on Rydon’s fire safety issues in residential blocks highlights a broader concern within England’s property development sector.

It underscores the importance of stringent safety measures and diligent compliance in building practices, especially in the wake of the Grenfell Tower tragedy.

The government’s remediation scheme, while a step in the right direction, reveals the scale of the challenge ahead.

Ensuring the safety of residents in high-rise buildings remains a paramount concern, calling for coordinated efforts between developers, regulatory bodies, and government initiatives.

This situation also stresses the need for transparency and accountability within the construction industry, to prevent such hazards in the future and to rebuild public trust.

Camden Council homes lead in fire safety with national Building Safety Fund cladding replacement

by ConstructionFeatured NewsSafety

Camden Council’s proactive approach to fire safety

Camden Council has marked a significant stride in fire safety by being among the first in the country to complete fire safety improvements using the national Building Safety Fund.

This initiative, focused on the Cromer Street Estate in King’s Cross, represents a pioneering step in enhancing fire safety standards for social homes in the UK.

£7 million investment for safer homes

The council invested £7 million in replacing the façades of the Bramber, Glynde Reach, and Gatesden buildings with A1 rated cladding.

This investment, part of the larger £200 million commitment to safety improvements across its housing stock, has been essential in addressing fire safety concerns.

Improving aesthetics and insulation alongside safety

In addition to fire safety, the new cladding has significantly improved the exterior appearance of the buildings and the quality of insulation, aiding in temperature regulation and potentially reducing energy costs for residents.

Resident engagement in the safety process

A key aspect of this project was the active engagement of local residents.

Regular interactions with council officers and contractors, coupled with a dedicated team for resident queries, underscored a commitment to transparency and collaboration in enhancing safety.

Comprehensive fire safety measures by Camden Council

Since 2017, Camden Council has been dedicated to achieving the highest standard of safety.

This commitment is evident in their comprehensive programme of fire safety works, including the installation of appropriate fire doors, emergency lighting, fire alarms, and regular fire risk assessments in over 3,200 buildings.

Cladding replacement: Government support through Building Safety Fund

The national Building Safety Fund, launched by the UK government in May 2020, has provided significant support in this endeavour.

With a total funding of £1.6 billion, it aims to meet the costs for remediation of unsafe non-ACM cladding systems on residential buildings over 18 metres tall.

This fund targets both the private and social sectors, ensuring that building safety improvements continue even during challenging times like the coronavirus pandemic.

A history of responsiveness to fire safety

The need for such comprehensive measures stems from past incidents, such as the tragic death of Magdalena Fink in 2017 due to a fire in Camden.

This incident highlighted the importance of proper fire risk assessments and the urgent need for safety improvements in buildings.

Since then, Camden Council has significantly increased its engagement with the London Fire Brigade and has strengthened its fire safety team, demonstrating a clear commitment to resident safety.

IFSJ Comment

Camden Council’s initiative to replace cladding in council homes using the national Building Safety Fund is a significant development in fire safety.

The council’s proactive and collaborative approach, engaging with residents and investing substantially in safety improvements, sets a commendable standard for other councils.

The tragedy in 2017 was a stark reminder of the consequences of neglecting fire safety.

However, Camden’s response, marked by substantial investments and a comprehensive safety programme, illustrates a dedicated effort to prevent such incidents.

This story is not just about cladding replacement; it reflects a broader commitment to ensuring the safety and wellbeing of residents, highlighting the critical role of local authorities in fire safety management.

Scotland introduces Cladding Remediation Bill to address unsafe cladding

by ConstructionFeatured NewsSafety

Scotland has taken a legislative step forward with the publication of the Cladding Remediation Bill.

The Bill, aimed at tackling the issue of unsafe cladding on buildings, is set to empower Scottish Ministers with the authority to assess and enforce remediation work, even in cases where owner consent is not achievable.

The Cladding Remediation Bill enhances safety measures

The Housing (Cladding Remediation) Bill, as recently published, introduces new measures to ensure the safety of residents in buildings with unsafe cladding.

This legislation allows the Scottish Government to enforce assessment and remediation of at-risk buildings and establish a Cladding Assurance Register.

This register is designed to bolster resident confidence by documenting the assessments and remediation works carried out on their buildings.

A step towards responsible development

Under the Bill, there is also a provision for the establishment of a Responsible Developers Scheme.

This initiative encourages developers to engage with the remediation process proactively, with an agreement to cover the associated costs being a likely component of the scheme.

Sanctions are on the horizon for those developers who qualify for the scheme but choose not to participate or maintain their membership.

Housing Minister Paul McLennan elaborated on the Bill’s objectives: “We are determined to safeguard people living in buildings with unsafe cladding which has been identified through the cladding remediation programme.

“Where work is required, it should be carried out swiftly and this Bill will allow us to build on progress to date by addressing barriers to assessment and remediation work.”

“The public commitments that have already been made by many of Scotland’s developers to identify, assess and remediate their buildings mean that public money can be focused on buildings without a linked developer.”

“The opportunity for future creation of a Responsible Developers Scheme – through secondary legislation – would recognise those developers who are doing the right thing and protect the reputation of responsible operators.”

The Bill, which was introduced on the 1st of November 2023, serves as a mechanism to mitigate the risks posed by unsafe cladding, thereby potentially saving lives.

IFSJ Comment

The unveiling of the Cladding Remediation Bill in Scotland marks a pivotal moment in the ongoing effort to address the critical issue of building safety.

The implications of this legislation are far-reaching, impacting not only residents and property owners but also setting a precedent for the construction industry.

The introduction of the Responsible Developers Scheme signals a shift towards a culture of accountability, where developers are not only encouraged but expected to take responsibility for the safety of their constructions.

The Bill’s passage would be a testament to the government’s commitment to prioritising the welfare of its citizens and leading by example in the rectification of past oversights in building safety.

Meeting reveals cladding concerns brought before Secretary of State

by Building ManagementConstructionFeatured News

Recent discussions between Secretary of State Michael Gove and the End Our Cladding Scandal group have highlighted continued concerns surrounding the cladding issue.

These concerns were voiced in a post by representatives of the End Our Cladding Scandal group.

Industry’s role in the cladding crisis

One of the main topics of discussion was the role of construction product manufacturers in the cladding debacle.

The group asked: “Why construction product manufacturers, who are partly responsible for this crisis, continue to profit from innocent leaseholders?”

They pressed for accountability measures such as taxation or levies to be imposed on these companies.

Rising building insurance premiums and cladding

Another pressing issue was the steep increase in insurance premiums faced by leaseholders.

It was reported that many have seen their premiums rise significantly, despite reassurances about a Reinsurance Scheme.

A key concern was the shift in insurance justifications: “The insurers were now blaming escape of water for soaring insurance costs despite having previously told us and the Government that the premiums were due to the ‘fire risks associated with the buildings’.”

Challenges for social landlords and shared owners

Concerns were also raised about housing association shared owners. Some examples included individuals incurring losses of up to £1,000 a month, leading to severe health and mental health issues.

Gove acknowledged these concerns, noting that he had constituents experiencing similar challenges.

He stated that “there is more the Department could do” regarding housing associations.

IFSJ Comment

This meeting between the End Our Cladding Scandal group and Michael Gove, Secretary of State, highlights the far-reaching consequences and complexities of the cladding crisis.

For those in the fire and safety industry, understanding these developments provides a clearer picture of both the legislative landscape and public sentiment.

From insurance implications to the roles of manufacturers, every facet of this issue has a direct impact on how professionals approach building safety, risk management, and the broader conversation around construction integrity.

About End Our Cladding Scandal Group

The End Our Cladding Scandal Group is an advocacy organisation focusing on the issues arising from the cladding crisis.

They represent the voices of thousands of affected leaseholders and are committed to ensuring safe housing for all, holding those responsible accountable, and addressing the widespread financial implications faced by innocent homeowners.

Scottish ministers called out over slow response to cladding crisis

by ConstructionFeatured NewsIndustry Sectors

Scottish ministers have been called out over the slow action surrounding the removal of Grenfell-style cladding on public buildings as the bulk of the removal work is earmarked for 2025.

The Scottish Government’s spending review pledged £180 million over three years to remove the potentially harmful insulation. The vast majority of funds equating £100m, however, will be allocated in 2025/26, while a £30m budget will start in 2023/24, increasing to £50m in 2024/25.

The cladding remuneration programme, which aims to replace insulation in high-risk buildings which are fitted with aluminium composite material, was initially expected to be rolled out in 2022.

A freedom of information request revealed that more than 100 public buildings, including hospitals and more than 80 primary and secondary schools, are believed to contain the potentially flammable material similar to that which caused the devastating fire at Grenfell tower in 2017.

Mark Griffin, Scottish Labour’s housing spokesman, asked for an update on how many surveyors and fire engineers had been procured to carry out single building assessments earlier this year. Housing minister Shona Secretary replied that 29 buildings had been contacted so far to offer the direct provision of fire engineers, adding that Once they ascertain consent and details, they will move to the contracting process.

A Scottish Government spokesperson said: “Our ban on combustible cladding from domestic and other high-risk buildings applies on buildings of 11m and higher, whereas elsewhere in the UK it is 18m. We have also banned the highest risk metal composite cladding material from any new building of any height.”

“The vast majority of buildings in the initial phase of our programme have secured fire engineers.”

“A new streamlined process for commissioning the assessments will help identify at-risk buildings more quickly. We still expect the vast majority of buildings assessed through this programme to be found to be safe. We have allocated almost £400m to this programme of work.”

Fire Engineers discuss fire risk appraisal of external wall construction

by ConstructionFeatured NewsIndustry Sectors

Organised collaboratively between the Institution of Fire Engineers (IFE), Department for Levelling Up, Housing and Communities (DLUHC) and the Royal Institution of Chartered Surveyors (RICS), an event exploring PAS 9980 was organised for fire safety professionals to increase their understanding and share knowledge of the standard featured experts from across the fire safety sector.

The conference was opened by Dame Judith Hackitt explaining the motivations behind PAS 9980 and how it will help deliver a more risk proportionate approach to life safety issues.

This was followed by a session led by Steve Daws and Neal Butterworth who were part of the standard’s authoring team and provided insights into its development, reiterating that PAS 9980 provides confidence to competent assessors that they are working within a framework and gives legitimacy to them acting proportionately and highlighting that training on the use of PAS 9980 could develop as the standard is used more often and lessons are learned.

The remainder of the day featured case studies from a series of industry specialists who shared real-world application of PAS 9980.

the IFE said that the key message which echoed throughout focused on PAS 9980 helping to move away from a simplistic view that combustible cladding equals high risk which equals a need for replacement and removal of material. Instead, assessors should be looking at systems as a whole, weighing up different factors and taking a proportionate view. Panellists were also clear that not all buildings will need a Fire Risk Appraisal of the External Wall (FRAEW) where the external wall system is inherently or demonstrably low risk and some buildings may only need a basic assessment.

The event discussion with fire engineer representatives commenting that reports in line with PAS 9980 methodology may vary in length and detail depending on circumstances, and that there are no plans for a pro forma.

Discussions concluded that crucially reports must be clear for Responsible Persons to understand the risks so a decision on actions can be made accordingly. This may include suggestions of alternative fire mitigation actions that could be taken to make the building safer that are not needed immediately to make the risk tolerable.

Peter Wilkinson, IFE Technical Director, said: “We were delighted to work on this event with DLUHC and RICS and it was an incredibly popular topic with the event selling out in no time at all. The standard gives more clarity and consistency to how the rules should be applied and a clear framework within which professionals can operate with more confidence, and it was great to explore this in more detail at the event and hear first-hand experience of using it from sector experts.”

Gary Strong, RICS said: “We welcome the publication of PAS 9980, which we were involved in the development of, and for the first time a consistent methodology. Time will tell over the next two years how it gains adoption in the market, and I do hope it develops naturally into a full BS standard. In the meantime, sharing experiences and knowledge in its application is essential.”

Cladding crisis: landmark ruling puts liability on building contractor

by ConstructionFeatured NewsIndustry Sectors

The High Court in London has delivered a landmark judgment that establishes legal liability for remedial safety work on buildings in a ruling that could help resolve one of the biggest unanswered questions from the Grenfell Tower fire.

In a ruling last week, Mulalley & Co, an Essex-based contractor, was ordered to pay damages towards the cost of removing cladding it had fitted to four residential tower blocks in Gosport on the south coast of England which had been deemed to unsafe after the Grenfell blaze.

The ruling marks is the first time financial liability for remediation work on unsafe cladding has been established in court. It is thought that the outcome could have far-reaching ramifications for leaseholders, building owners and contractors in England.

Andy Hulme, chief executive of housing association Hyde Group which brought the claim via its subsidiary Martlet Homes against Mulalley, said the case had ‘massive implications for the market’.

He said it should help unblock disputes between leaseholders living in blocks fitted with flammable cladding and the buildings’ owners over who should pay to have it removed.

“It’s the first time a contractor has been held accountable for the quality of work and the materials they have used,” he said. ”Based on this case we now know where the lines of accountability lie.”

The court has yet to decide what the extent of the damages will be. According to Financial Times Hyde is looking to recoup as much as much as possible of the £8mn it spent fixing the blocks.

Criminal proceedings are expected to follow. Ahead of the inquiry laying out its conclusions, the High Court’s ruling could provide a legal precedent and a new path for leaseholders and property owners to recoup the costs of fixing blocks found to be unsafe in the aftermath of Grenfell.

Mary-Anne Bowring, a fire safety expert and group managing director at property consultant Ringley Group, said of the ruling is: “A landmark that gives hope to millions of residents living in unsafe buildings by opening the potential for legal action against other construction contractors who installed unsafe cladding”.

She added: “However, it is not enough to simply expect developers and housing associations to launch further legal action off the back of today’s judgment in order to recover the money spent on fixing unsafe buildings.”

Scotland to clamp down on combustible cladding on high-rise buildings

by Breaking NewsBuilding ManagementIndustry Sectors

A legislation by ministers in Scotland has been proposed in the Scottish Parliament that will ban use of combustible materials on high-rise buildings.

Buildings with a floor that is 11 metres (36ft) or more above the ground will be considered as part of this move. Building standards minister Patrick Harvie said the move, combined with recent legislation on fire alarms, would help reduce the number of people killed or injured in fires. The new legislation will cover flats and other domestic properties, hospitals, care home buildings, entertainment and leisure venues and buildings which are “used as a place of assembly”, the Scotsman reported.

The changes come in the wake of the Grenfell Tower blaze in London in 2017 in which more than 70 people died after fire spread rapidly due to the cladding that had been installed on the outside of the high-rise flats.

Since 2005, cladding used on high-rise blocks in Scotland had to feature non-combustible materials or pass a large-scale fire test. The new building standards legislation removes the option of a fire test, completely prohibiting such materials in buildings with floors above 11 metres.

In addition to this, the highest risk metal composite cladding material will be banned from any new building of any height, with replacement cladding being required to meet the new standards.

Mr Harvie said “This is the third set of changes made to fire safety standards for cladding in Scotland since the tragic Grenfell Tower Fire, requiring any cladding on domestic or other high-risk buildings above 11 metres to be strictly non-combustible.

“Taken together with our new fire alarms regulations, covering all homes in Scotland regardless of ownership, this is yet another step on the Scottish Government’s mission to minimise the risk of deaths and injuries from fire.”

The legislation will also make improvements to energy performance standards, aiming to make buildings easier to heat while ensuring they are well ventilated and comfortable to live in.

Mr Harvie stated “The energy improvements will deliver another important step toward improved energy and emission performance of our buildings, and we’ll be going further on this in 2024 with regulations requiring new buildings to use zero-emissions heating systems.”

Plans for Fire Safety Support Hub in Cardiff turned down

by Building ManagementFeatured NewsFire SuppressionIndustry SectorsProducts

Plans for a new fire safety support hub in Cardiff have been turned down. The hub was proposed to help victims of the cladding scandal. Currently, thousands in the city are still living in apartments at serious risk of fire, five years after the Grenfell Tower disaster, with many facing gigantic bills for work to make their homes safe.

A fire safety support hub could help those affected with financial and legal advice, as well as signposting and counselling for those suffering from mental health issues, councillors said. Liberal Democrats in Cardiff put forward a motion on Thursday, March 17 to set up a hub, with backing from other opposition councillors.

But this was voted down by the ruling Labour group. Councillor Rhys Taylor, leader of the Liberal Democrat group, said: “Five years on and people are still trapped in potentially unsafe homes, and are paying the price both financially and mentally for the mistakes of developers.

“Leaseholders in some instances have faced bills of thousands of pounds due to be paid with less than 28 days’ notice. That’s because kettles have more consumer protection than the leaseholders who are trapped in this scandal. People are looking to pay their whole life savings to meet these bills, and war veterans are even considering selling their medals, Wales Online reported.

“In June, management companies will be issuing the second half of annual services charges. For the Celestia buildings in Cardiff Bay, that’s half of the £2.4m needed to repair defects. If leaseholders can’t pay, of which there will be many, they’ll be pursued by debtors. A support hub would provide help and advice for people in these situations.”

Extra costs heaped onto affected residents include skyrocketing insurance premiums, service charges, patrolling fire wardens, and remediation work like replacing cladding. Many of the issues faced by affected residents in Cardiff are complex and technical, including fraudulent fire safety certificates and inadequate wall inspections.

Lots of residents also suffer from poor mental health as a result of the issues, according to recent surveys. Labour said the fire safety issues were difficult to address and had previously explored council tax residents for affected residents, but later ruled this out as too expensive.

Cllr Lynda Thorne, cabinet member for housing, dismissed the motion as a pre-election stunt. She said: “This administration is committed to doing all we can to help and support all those residents affected by the plethora of faults and design failures built into these developments. It’s a whole gambit of failures that makes this issue so difficult to address. These issues aren’t straightforward.