Your Guide to Single Building Assessments - Q&A

On 5th September, Firntec hosted a webinar: Your Guide to Single Building Assessments, the session brought together housing providers, landlords, and industry professionals to explore the scope, funding, and delivery of SBAs in Scotland. Below, we’ve captured the questions from the event, along with our expert answers, to provide clarity on how SBAs are being delivered and what this means for building owners and residents.

Does SBA also cover external breathable membranes such as Wraptite?

Yes. SBAs cover the entire external wall system, not just cladding panels. That includes insulation layers, fire stopping, membranes such as Wraptite, and other associated components. If an element contributes to external wall performance or fire spread risk, it will be reviewed under PAS 9980 methodology.

Scottish Government have advised of the list of approved contractors but also that others can apply to join that list. They have awarded us funding - and given us the list - but we now also need to go through a robust procurement process as per Public Contracts Scotland - as opposed to simply 'calling off' from the list. Is/Was this your understanding also?

Correct. The Scottish Government issued a list of approved SBA providers, but this does not override wider public procurement rules. Where public funding is involved, contracting authorities still need to follow robust procurement routes through Public Contracts Scotland. The list is intended as an assurance mechanism, not a direct call-off framework.

Why is there a limited timeframe for SBA and what happens next? Is it a trial period?

The SBA programme is funded until September 2025 (unless extended). It was designed as a national programme to quickly assess Scotland’s highest-risk stock. It’s not a trial — but there is a funding window. After September 2025, it will depend on whether government extends funding or shifts resources towards remediation delivery.

Who undertakes your independent peer review? Can you give an example.

Peer reviews are carried out by senior fire engineers or surveyors independent of the assessment team. For example, in recent SBAs Firntec assessments were peer-reviewed by a separate regional office team with Chartered Engineer status, ensuring impartiality and technical rigour.

Have you experience in dealing with any NHS Scotland Acute Hospital sites?

Yes. Firntec has worked across healthcare estates, including NHS Scotland properties. While SBAs are mainly residential, our broader service portfolio includes fire safety consultancy and compliance works for acute hospitals and other healthcare facilities. You can view our healthcare page for more information.

Can I assume SBA is done on completed buildings unlike The Gateway Process?

Correct. SBAs are retrospective technical assessments of existing, completed buildings (11m+). The Gateway Process applies at design and construction stages for new higher-risk buildings.

As most social housing cladding was of the non-inflammable type and a survey was done on this after Grenfell, why would spending be directed to check this. Appreciate survey covers structural integrity that should have been building owner responsibility. 

Grenfell-era surveys often focused narrowly on cladding combustibility. SBAs take a holistic approach:

• External wall system as a whole (insulation, membranes, cavity barriers, fire stopping).
• Structural integrity and workmanship.
• Associated internal fire risk.

This provides assurance for owners, residents, and the housing market.

Could you tell me more about what the 'Open call' means from a landlord's perspective?

The Open Call is the route to apply for funding support. Landlords, factors, or resident groups submit an Expression of Interest and then a full application. Applications are accepted on a rolling basis until September 2025, subject to funding availability.

What will be the extent of the FRA of Internal Common Areas?

The SBA includes a full Fire Risk Assessment (FRA) of communal areas, following PAS 79 principles. This covers escape routes, compartmentation, fire doors, signage, emergency lighting, alarms, and other life safety systems within shared areas.

Do you anticipate SBA providers (such as Firntec) co-ordinating and/or carrying out any remedial work identified?

No. The SBA itself is an independent diagnostic exercise. However, the final report provides clear recommendations and can support the owner in scoping, procuring, and managing remediation projects. Some providers (like Firntec) also have consultancy and project management divisions that can assist separately. We can recommend companies to carry out any works that are required.

When will the cladding building register be made open to the public?

The Cladding Assurance Register went live on 6 January 2025. It stores assessment outcomes and remediation requirements. Ministers will publish annual reports from Summer 2026, giving the public greater transparency.

Some of the buildings in scope will be of a substantial size, 100-300+ homeowners. How do you anticipate engaging their concerns and managing communications and enquiries?

Intrusive investigations are good spot checks for information that the non-intrusive scans are picking up, in addition sometimes NDT surveys are inconclusive or not possible due to the build-ups.

At Firntec, we’re committed to supporting clients through the entire SBA process. If you’d like to learn more about SBAs or discuss how Firntec can support your organisation, please get in touch with our team.