Thread by @JSimpsonjourno

So, here it is....@RICSnews has published its new guidance on which buildings should require the fire safety check.

The gov claims that it could mean 500,000 leaseholders no longer need the check. But what are the new rules, and is the gov right? Thread👇insidehousing.co.uk/news/new-guida…

First things first, what does the new guidance say.

1) Buildings four storeys and under will not require an EWS check, unless they contain certain materials. HPL has been added to this list from the first changes put forward by @RICSnews in Jan

2) For buildings between five an six storeys. EWS are not needed if cladding is not ACM, MCM or HPL, and if it covers less than 25% of building. If you have balconies, must not be timber-decked and not directly below others.

3) Basically every building above 6 storeys with any form of cladding will require an EWs check before a sale can take place

So is this a positive move?

Yes, definitely a step in the right direction. Firstly, it provides much clearer guidance on what and what doesn't require an EWS. The use of floors as a measure, rather than height, makes assessments of whether a building will need a check easier.

It will, in principle, ensure that tens of thousands, or if you believe the gov 500k, l'holders that live in smaller blocks that have been waiting for their EWS to sell homes , will no longer need one. Banks have been asking for EWS regardless of size. insidehousing.co.uk/news/news/flat…

Many landlords, particularly HAs, have adopted a risk-based approach to EWS checks. Meaning smallest blocks are usually last on the list , with taller more dangerous buildings being prioritised. Some l'holders have been told they may have to wait years. insidehousing.co.uk/news/news/leas…

In theory, this wait is over for many of them and, when fully adopted next month, those waiting on sales can once again put their homes back on the market or remortgage. Here is a gov breakdown on number of buildings in England between 11m (4 storeys) and 18m (6 storeys)

But you may have seen that that I have used the phrases 'in principal', 'in theory' and 'if adhered to'.....that is because there is a still a big but around whether this will be as universally successful as put forward. Here's why....

This is guidance and there is no requirement on lenders to adopt this approach. While @UKFtweets and @BSABuildingSocs say that they expect wide take up, they also say this👇

Rics or gov can't compel banks to comply and this is a 'high volume, low risk' sector, remember. Important to point out the initial EWS guidance, RICS said these checks should be only for buildings >18m.....the banks didn't listen then, will see if they do in next few months

Say it in every thread but this is a building safety crisis not just a cladding scandal. As we have seen, problems, often expensive ones, do not just exist in the external walls. This is summed up a bit more eloquently here 👇 by the @EOCS_Official campaign

More here 👇 from @EOCS_Official on why the new guidance is not a panacea to unsticking the flat sale market....

Also, there has to be questions why something like this couldn't have been pulled together earlier. All of the issues with the EWS, were outlined and predicted by some really perceptive journalists 😜as early as Feb last year insidehousing.co.uk/insight/insigh…

....There has been millions spent, much of it from leaseholders' pockets, since then on EWS checks on buildings now not considered in need of them. While the 5 to 6 storey buildings needed some debate, a decision on buildings <4 storeys surely could have been made earlier.

And then what happens to those buildings that have failed an EWS check but live in buildings that would under the new guidance be exempt from needing one. While I wouldn't say it is a widespread problem, there must be some buildings out there. Are the results disregarded now?

My short thread, has turned into a pretty long one. But in sum:
- Good step forward, will help many and provides more clarity.
- But will be dependent on lender adherence
- This fixes just one part of the building safety crisis' labyrinth of issues