The Building Safety (Remediation of Unsafe Cladding etc) Bill was introduced to Parliament on 14th October 2026, proposing new requirements for assessing and addressing fire safety risks associated with external walls in residential buildings across England.

For housing associations, local authorities, managing agents and residential building owners, the proposed legislation could introduce additional responsibilities for identifying buildings at risk, undertaking external wall fire risk assessments and progressing necessary remediation works.

Of particular significance are the proposals affecting residential buildings between 11 and 18 metres in height, alongside greater scrutiny of Fire Risk Appraisals of External Walls (FRAEWs) and stronger requirements for building owners to address identified risks.

Although the Bill has not yet become law, understanding the proposed changes now will help housing providers prepare their portfolios and identify where further assessments or investigations may be required.

What Is the Building Safety Remediation Bill 2026?

The Building Safety (Remediation of Unsafe Cladding) Bill is proposed legislation intended to strengthen the identification, assessment and remediation of unsafe external wall systems in residential buildings.

The Bill builds on the existing building safety framework, seeking to improve accountability and establish clearer requirements for those responsible for managing external wall fire safety risks.

While much of the regulatory attention in recent years has focused on higher-risk buildings, the proposed legislation places particular emphasis on medium-rise residential buildings, including those between 11 and 18 metres.

If enacted, the Bill could result in a more structured approach to identifying affected buildings, assessing their external walls and ensuring appropriate action is taken where risks are identified.

What are the Key Proposed Changes?

1. Registration of Residential Buildings Between 11 and 18 Metres 

One of the most significant proposals is the introduction of a registration framework for medium-rise residential buildings in England.

This would help establish a clearer picture of the buildings within scope and support the identification of properties requiring further external wall fire safety assessment.

For housing providers managing large residential portfolios, this could mean reviewing existing building information to establish which properties fall within the proposed requirements.

Building height, construction characteristics, existing fire safety documentation and previous external wall assessments may all be relevant when preparing for the potential changes.

2. Mandatory External Wall Fire Risk Assessments 

The Bill proposes requirements for external wall fire risk assessments of relevant residential buildings, with a proposed assessment period linked to the commencement of the legislation.

These assessments would help establish whether external wall systems present a fire risk and whether further investigation, mitigation or remediation is necessary.

A Fire Risk Appraisal of External Walls (FRAEW) provides a structured assessment of the fire risks associated with a building's external wall construction, including cladding systems, insulation and other relevant components.

For housing providers, the proposed requirements reinforce the importance of understanding which buildings have already undergone appropriate assessments and where gaps remain.

Importantly, the Bill is not yet law, and any future assessment deadlines will depend on the final legislation and its commencement provisions.

3. Greater Scrutiny of FRAEW Assessments

The proposed legislation also introduces additional oversight of external wall fire risk assessments, including auditing arrangements.

This places greater importance on the quality, consistency and supporting evidence behind assessments, particularly where recommendations involve interim measures or remediation.

Housing providers should consider whether existing assessments provide a sufficiently clear understanding of the external wall construction, associated risks and recommended actions.

Where previous assessments are incomplete, outdated or based on limited information, further technical review or investigation may be appropriate.

However, the proposed legislation should not be interpreted as automatically requiring every existing FRAEW to be repeated.

4. Stronger Requirements for Remediation

Identifying external wall fire safety risks is only part of the process. The Bill also proposes stronger responsibilities for ensuring that appropriate action is taken to address any identified risks.

Depending on the findings of an assessment, this could involve additional investigations, interim safety measures, targeted remediation or more extensive works to external wall systems.

For housing providers, the challenge may involve managing multiple buildings with different risk profiles, remediation requirements and operational considerations.

A structured, risk-based approach will be important in determining priorities, planning works and maintaining appropriate records of decisions and progress.

5. Increased Accountability and Enforcement

The Bill proposes additional enforcement mechanisms intended to ensure that responsible parties take appropriate action to address unsafe external wall systems.

This could increase the importance of maintaining clear assessment records, documented remediation strategies and evidence of progress.

For organisations responsible for large residential estates, having a coordinated approach to external wall fire safety will help demonstrate how risks are being identified, assessed and managed. As is the trend, maintaining a golden thread of information across your building stock will remain an important part of achieving compliance across your property stock.

How Does the Bill Relate to PAS 9980:2026?

The introduction of the Bill follows the publication of the revised PAS 9980:2026, the British Standards Institution's code of practice for assessing the fire risk associated with external wall construction and cladding on existing buildings.

PAS 9980 provides a methodology for carrying out Fire Risk Appraisals of External Walls, helping competent professionals evaluate external wall systems and recommend proportionate risk management measures.

The revised 2026 guidance provides an important technical reference for organisations commissioning FRAEWs and professionals undertaking assessments.

While the Bill establishes proposed legislative responsibilities, PAS 9980 provides a recognised technical framework for assessing external wall fire risks.

For housing providers, the two developments reinforce the importance of commissioning assessments from suitably competent professionals and ensuring recommendations are supported by appropriate technical evidence.

What Should Housing Providers Consider Doing Now? 

Although the Building Safety Remediation Bill remains subject to parliamentary scrutiny and change, housing providers can take some practical steps to understand their current position and plan for the future.

Review residential building portfolios. Identify properties that may fall within the proposed scope, particularly residential buildings between 11 and 18 metres in height.

Understand existing assessment coverage. Establish which buildings have already undergone external wall fire risk assessments and whether the relevant reports and supporting evidence are available.

Identify gaps in information. Review whether existing building records provide sufficient information about external wall construction, materials and potential fire safety risks.

Consider existing FRAEW recommendations. Determine whether previous assessments identified further investigations, interim measures or remediation works, and review progress against those recommendations.

Develop a prioritised approach. Where multiple buildings may require attention, establish a structured programme based on risk, available information and existing statutory responsibilities.

Taking these steps can help housing providers prepare for any changes while supporting their wider building safety obligations.

How Firntec Can Support Housing Providers

At Firntec, we work with housing associations, local authorities, building owners and managing agents to assess building safety risks and provide practical, evidence-based recommendations.

Our external wall fire safety expertise includes undertaking FRAEWs in accordance with PAS 9980, reviewing existing assessments and supporting clients with remediation strategies.

For organisations managing multiple residential buildings, we can also help review existing assessment coverage, identify gaps in technical information and develop prioritised programmes of work.

As the Building Safety Remediation Bill progresses through Parliament, our team can support clients in understanding how the proposed requirements may affect their buildings and what action may be appropriate.

Our focus is on providing clear technical advice that enables building owners to make informed decisions about the safety and compliance of their properties.

As the Building Safety Remediation Bill progresses through Parliament, we’ll continue to monitor developments and share updates on what the proposed changes could mean for building owners and housing providers.

Follow Firntec on LinkedIn and keep an eye on our website for the latest legislative updates, practical guidance and expert insights to help you stay informed and prepared.

If you would like support reviewing your residential portfolio, commissioning FRAEWs or understanding the implications of the proposed legislation, contact Firntec today.