For many years, the 11-metre threshold has played a major role in determining whether residential buildings could access government funding for cladding remediation. While higher-rise buildings have benefited from various funding schemes, many lower-rise buildings with genuine external wall fire safety concerns have remained outside their scope.

That has now changed.

The Government has announced that eligible residential buildings under 11 metres in England will be able to apply for funding through the Cladding Safety Scheme (CSS), helping responsible entities address unsafe external wall systems where they present a significant risk to life. The announcement forms part of the Government's wider Remediation Acceleration Plan and reflects a continued shift towards assessing buildings based on risk rather than height alone.

A Risk-Based Approach to Building Safety

Historically, building height has often been the key factor when determining remediation priorities. However, fire safety professionals have long recognised that height alone does not determine risk.

The new funding acknowledges that some buildings below 11 metres may still present serious external wall fire safety risks due to factors such as combustible cladding, timber frame construction, inadequate cavity barriers or poor compartmentation. Where these risks are identified through a suitable assessment, funding may now be available to support remediation.

For responsible entities, this is an important development, particularly where previous funding routes were unavailable despite known concerns regarding the external wall system.

Who Could Be Eligible?

The funding applies to eligible multi-occupied residential buildings under 11 metres in England containing two or more dwellings.

Applications must be submitted by the responsible entity, such as the building owner, freeholder or organisation with legal responsibility for the external repair and maintenance of the building. Leaseholders cannot apply directly.

Applications are due to open on 17 August 2026 and will remain open for eight weeks, meaning organisations should begin preparing the necessary documentation as early as possible.

Why PAS 9980 Fire Risk Appraisals of External Walls Are Critical

One of the most important aspects of the new funding is that applications require a Fire Risk Appraisal of External Walls (FRAEW) completed in accordance with PAS 9980:2022.

The FRAEW provides a structured, risk-based assessment of the external wall construction, considering factors including:

• External wall materials and construction.
• Cladding systems.
• Cavity barriers and fire stopping.
• Building design.
• Occupancy characteristics.
• The likelihood and potential consequences of external fire spread.

The assessment determines whether remediation or mitigation measures are necessary and provides the technical evidence required to support funding applications. Homes England will review and audit submitted FRAEWs as part of the application process.

Early Preparation Will Be Essential

Although the announcement is welcome news, the application window is relatively short and funding will be prioritised according to the level of fire risk identified.

Buildings presenting the highest life-critical cladding fire safety risks will be considered first, with applications processed in the order they are received. This means responsible entities should avoid waiting until applications open before commissioning the necessary assessments.

Having the required fire safety information available before August could significantly improve the likelihood of submitting a complete application within the available timeframe.

How Firntec Can Help

Firntec supports building owners, housing providers and responsible entities by delivering Fire Risk Appraisals of External Walls (FRAEWs) in accordance with PAS 9980:2022.

Our experienced consultants provide independent, evidence-based assessments that help organisations understand the fire performance of their external wall systems, identify appropriate mitigation or remediation measures and support compliance with current government guidance.

Whether your building is being considered for funding or you simply need greater clarity around the fire risks associated with your external walls, our team can provide the specialist advice needed to make informed decisions.

Preparing for the Next Stage

The extension of funding to eligible buildings under 11 metres represents an important development for many building owners who have previously had limited options available.

We will share the link to apply for funding as soon as the link is live.

If you believe your building may be affected, now is the time to review your position, understand your eligibility and ensure the appropriate assessments are in place before the application window opens. Speak to one of our Firntec experts today.