Selling a property is a big step, and if your flat has cladding, it can feel like an even bigger challenge. Cladding has been a major topic in property news since the Grenfell Tower tragedy in 2017. It’s not just about how a building looks; it’s about safety, regulations, and financial responsibility. While these concerns are real, they don’t necessarily mean you can’t sell; you just need to understand the process, prepare in advance, and work with the right support. If you own a leasehold property, understanding cladding and your rights under the latest laws could save you stress and money.
This guide explains what cladding is, why it can be a problem, when an EWS1 certificate is required, and how to navigate the process of selling a flat with cladding in the UK.
Related: Are all renovations going to add value?
What is cladding?
Cladding is a material that covers the outside of a building, providing an extra layer over the main structure. It can serve several purposes:
- Improving thermal insulation, keeping homes warmer in winter and cooler in summer.
- Protecting the building from weather damage.
- Giving the exterior a modern or decorative finish.
There are many types of cladding, including timber, uPVC, high-pressure laminate, fibre cement, and metal panels. On houses, cladding is often limited to certain sections, while on blocks of flats it may cover large areas of the façade.
If you’re unsure whether your flat has cladding, ask your managing agent or freeholder for details. They should have records of the materials used in construction or refurbishment.
Related: How to change upvc door or window frame colours?
Why is cladding dangerous?
Cladding itself isn’t automatically unsafe. The safety risk arises from certain materials and how they are installed. Some cladding systems use combustible materials or lack sufficient fire breaks, meaning a fire can spread more quickly up the outside of a building.
The Grenfell Tower fire in 2017 exposed the dangers of unsafe cladding, particularly aluminium composite material (ACM). Since then, stricter fire safety checks have been introduced across the UK. Buildings found to have unsafe cladding may require costly remediation before they can be considered safe.
Will cladding affect my ability to sell my property?
It might, particularly if the cladding hasn’t been assessed for fire safety. Many mortgage lenders now require formal confirmation that a building’s external wall system is safe. Without it, buyers could struggle to get a mortgage, which in turn limits their potential market to cash buyers only.
Some of the issues you could face include:
- Mortgage delays or refusals if an EWS1 form isn’t available.
- Lower offers from buyers factoring in the cost of future remediation.
- Longer selling times while safety checks or work are carried out.
That said, flats with cladding do sell, especially when the safety position is clear and paperwork is in place.
Related: Step by step guide to selling
How do I sell a property with cladding?
Selling a flat with cladding is all about preparation. Here’s how to improve your chances of a smooth sale:
Gather information early
Ask your managing agent or freeholder whether the building has been assessed and if an EWS1 certificate exists. If works are planned or underway, get a clear timeline.
Understand your EWS1 rating
If an EWS1 form is available, check the rating and be ready to explain it to buyers. An A rating means no further action is required. A B1 rating means some combustible materials are present, but no work is currently needed. A B2 rating means remedial work is required.
Be transparent
Provide copies of the EWS1 form and any related reports to your estate agent so they can share them with potential buyers upfront.
Choose the right estate agent
Work with an agent experienced in selling flats with cladding. They’ll know how to present the property, target the right buyers, and handle lender queries.
Related: How to protect your property from tenant damage?
What is an EWS1 certificate, and when is it required?
An EWS1 form, short for External Wall System certificate, is a document confirming that a building’s cladding and external walls have been assessed for fire safety by a qualified professional.
Originally, EWS1 forms were required only for residential buildings over 18 metres (about six storeys) with cladding. However, in practice, some lenders request them for shorter buildings, especially if there are visible cladding materials or balconies with combustible elements.
If you’re wondering whether your building needs an EWS1 form, the answer depends on several factors:
- The building’s height.
- The type of cladding or external wall materials used.
- The requirements of the buyer’s mortgage lender.
How do I get an EWS1 certificate?
Individual flat owners can’t apply for an EWS1 form themselves; it must be arranged by the building’s freeholder, managing agent, or residents’ association. The process involves:
- Hiring a qualified fire safety engineer to inspect the building’s external walls.
- Testing materials, if needed, to determine whether they are combustible.
- Assigning a rating – A1, A2, A3 (safe) or B1, B2 (remedial work needed).
- Issuing the certificate, which is valid for the whole building, not just your flat.
If your building doesn’t have an EWS1 form yet, ask your managing agent about plans to obtain one. Keep in mind that arranging assessments can take months due to high demand.
What if my flat has a B2 rating?
A B2 rating means that the building requires remedial work to make it safe. Selling in this situation can be more difficult, as lenders may not approve mortgages until the work is complete or funding is secured.
However, you can still sell:
- To a cash buyer who doesn’t need a mortgage.
- Once a remediation plan is agreed and funding confirmed (e.g., through the government’s Building Safety Fund).
- By adjusting your asking price to reflect the circumstances.
Can I sell my flat without an EWS1 form?
In some cases, yes, particularly if your building is under 18 metres and your buyer’s lender does not require the form. But the lack of an EWS1 certificate can reduce your pool of buyers, as many lenders are cautious.
Get advice on selling a property with cladding
Selling a flat with cladding can seem daunting, but you don’t have to navigate it alone. A proactive approach like gathering paperwork, understanding your EWS1 position, and being transparent with buyers can make a big difference.
At Northwood, our local property experts can guide you through the process, liaise with your managing agent, and market your flat effectively, even in challenging circumstances. We combine local knowledge with national reach to connect you with the right buyers.
Start your journey today with a free market appraisal.
