The Remediation of Unsafe Cladding Bill and the medium-rise register (11–18m)

Where this has come from

Since 2017, remediation of unsafe cladding has relied on a mix of funding schemes, developer pledges and enforcement powers. In July 2025 the government's Remediation Acceleration Plan promised legislation to make remediation a legal duty, backed by enforcement. The Remediation of Unsafe Cladding Bill is that legislation. It was introduced to Parliament on 14 October 2026.

The bill is still going through Parliament, so its details may change before it becomes law. This guide summarises the bill as introduced.

Which buildings are covered

As introduced, the proposed remediation duty applies to multi-occupied residential buildings in England that are:

• over 11 metres tall, or have at least 5 storeys, and
• were completed before 28 June 2022.

Buildings already covered by the government's developer remediation contract are excluded, because the developer is already responsible for the work. The duty applies to private and social housing, including enfranchised and commonhold buildings.

What the duty requires

The party responsible for repairing the building would have to identify, assess and remediate life-critical external wall fire safety risks without delay. In practice, that starts with a competent fire risk appraisal of external walls (FRAEW) to PAS 9980 – the recognised way to decide whether external wall risk is tolerable and what remediation is proportionate. See our guides to what an FRAEW is and PAS 9980:2026.

Deadlines

As introduced, the bill frames the duty as acting without delay, rather than setting a single date in the bill itself. The government's target remains that, by the end of 2029, every building over 11 metres with unsafe cladding will either have been remediated or have a clear completion date. Earlier announcements had proposed legal deadlines of end 2029 for buildings of 18m and over and end 2031 for buildings of 11–18m – check the final Act for the dates that apply.

The medium-rise register

The bill proposes a register of medium-rise buildings – those 11 to 18 metres tall, or with 5 or 6 storeys, containing two or more dwellings. Higher-risk buildings of 18m and over are already registered with the Building Safety Regulator; the new register would give the same visibility over the medium-rise stock, where much of the remaining unsafe cladding sits.

Penalties and enforcement

As introduced, the bill would allow:

• Financial penalties of up to £500,000 for failing to meet remediation obligations
• Criminal prosecution for obstructing assessment or remediation works
• Penalties of up to £7,000 for failing to register a medium-rise building, provide information or keep it up to date, rising to up to £40,000 or prosecution for continued non-compliance

Local authorities, fire and rescue authorities and the Building Safety Regulator would enforce the duty. A "remediation backstop" would let Homes England and local authorities carry out works as a last resort.

What landlords and managing agents should do now

1. Identify buildings in scope – residential, over 11m or 5+ storeys, completed before 28 June 2022.
2. Get an FRAEW to PAS 9980:2026 for any in-scope building without a reliable one.
3. Check your existing FRAEWs for quality and currency – see when to get a peer review.
4. Explore funding before committing to works – see cladding remediation funding.
5. Prepare your records for the medium-rise register: height, storeys, number of dwellings, external wall information and contacts.
6. Tell residents what's happening. Clear communication reduces complaints and helps with access for surveys.

How the bill fits with funding and leaseholder protections

The proposed duty doesn't replace the existing funding routes or the leaseholder protections in the Building Safety Act 2022, which limit what many leaseholders can be charged for historical safety defects. In practice, most buildings will need to work out three things together: what needs doing (the FRAEW), who pays (developer, scheme, landlord or claim) and when it will be done (the programme). See cladding remediation funding.

Questions to ask about each building now

• Is it over 11m or 5+ storeys, and was it completed before 28 June 2022?
• Is it already in the developer remediation contract, the Cladding Safety Scheme or another programme?
• Do we have a current, competent FRAEW, and what was the outcome?
• If remediation is needed, is there a funded, dated plan?
• Do we hold the information needed to register a medium-rise building?

Our FRAEW service and cladding remediation support cover appraisal, funding applications and project oversight.

Sources

• Hamlins – Government introduces Remediation of Unsafe Cladding Bill (28 October 2026)
• Foot Anstey – Legal deadline confirmed: unsafe cladding remediation

This guide is general information based on the law and guidance in England as at 8 November 2026. It isn't legal advice – for advice on a specific building, get in touch.