Fire safety for timber-framed homes - Information for freeholders

If you are an owner of a home affected by fire safety work required to timber-framed homes, we will have contacted you by letter to tell you what you need to do.

If you have not already responded to our letter, please contact us to: 

• confirm that you have received this letter
• confirm your contact details and the address of your property  
• register your interest in Barnet Council organising these works for you, or appointing an independent contractor
• discuss any concerns you may have about the work or the ability of anyone in your household to exit your home in the event of a fire
• request a 121 meeting
• let us know if you would like us to provide you with a smoke detector

If you have not been contacted by us, but think you have a timber-framed home, please contact us and we will be able to provide you with further information.

Email: TimberFrameHomes@barnet.gov.uk

Telephone: 0208 359 5348

Fire safety work on timber-framed homes

Following a fire in summer 2023 Barnet Council commissioned expert building consultants, Capital, to investigate a sample of similar properties. These properties were found to be at high risk of damage should a fire break out and with an increased risk of fire spreading quickly to adjoining properties. Alongside the timber frame of these buildings and fire stop issues, the cladding constituted a ‘Category 1’ hazard as defined by the Housing Act 2004 using the Housing Health and Safety Rating System (HHSRS). This is the highest risk, and the council has a legal duty to take action to ensure the safety of residents living in the properties and neighbouring homes.

Some properties have timber cladding which was originally installed at the time of construction. Other properties have had their original timber cladding replaced either with UPVC or newer timber. Barnet Council is not aware of the exact date that replacement cladding was installed, but believes it was during the late 1980s. This may be different for different estates. All types of cladding potentially need to be replaced, whether original or added later. 

Responsibility for the work

Homeowners who own the freehold to their property are responsible for the completion of these fire safety works to their homes. If the works are not completed, Barnet Council will need to take appropriate enforcement action to ensure that homes are made safe.

Homeowners can choose to appoint Barnet Council to complete the fire safety works, or appoint their own contractor. Further information on these options can be found below.

Appointing Barnet Council contractors to organise the work

Barnet Council has developed a package of works which will be managed by Barnet Homes to ensure homes meet the current standards. If a homeowner chooses for Barnet Homes to carry out the works, then a loan and repayment plan will be offered to eligible applicants.

Choosing to appoint Barnet Council to carry out the works will also mean the following:

• works carried out by Barnet Homes on behalf of the council will be executed by an approved contractor that has been through a robust procurement exercise to ensure value for money and quality assurance.
• the contract with Barnet Council will provide a 12-year warranty, which will protect owners in the event that there are latent defects in that period. The works will be supervised by chartered surveyors.
• works carried out by Barnet Homes on behalf of the council will include statutory approvals such as planning permission and building regulations approval. Any party wall works will also be included where necessary. Works organised by the homeowner will require a separate planning application and submission of building regulations approval. The homeowner will also need to employ an architect, surveyor and potentially a party wall surveyor to do this.
• if one contractor is used to complete the work to a complete terrace this will make work organisation more straightforward and may lead to a reduction in cost.

This work would take approximately three weeks to complete. 

The exact work and costings will be determined once surveys have been completed.

If you are a homeowner affected by this issue and wish to take this option, please contact us for more details:

Email: TimberFrameHomes@barnet.gov.uk

Telephone: 0208 359 5348

Appointing an independent contractor to organise the work

Homeowners can choose to use their own contractor. The following information should be considered when thinking about appointing an independent contractor:

• the work will need to be signed off and approved by Barnet Council
• the work will need to be carried out to an approved specification and owners will need to obtain the relevant planning and building control permissions  
• Barnet Council will not be able to provide a loan and repayment scheme
• there are no government schemes which can be used to cover the cost of the works, as residents in two-story homes are not eligible for government assistance. You can find more information on the gov.uk building safety fund guidance. Homeowners can approach independent loan companies or their mortgage provider for assistance in funding these works.

If you are a homeowner affected by this issue and wish to take this option, please contact us for more details:

Email: TimberFrameHomes@barnet.gov.uk

Telephone: 0208 359 5348

Smoke and heat detectors

Battery powered smoke and heat detectors will be provided where needed to all affected homes at no charge. Residents can contact timberframeproperties@barnet.gov.uk or 0208 359 5348 to request this.

Who else should affected homeowners speak to

• We advise affected homeowners to contact their mortgage lender and buildings and contents insurance providers to inform them about these works.
• If homeowners are in the process of selling their homes, or planning to sell their home in the future, they should forward any information received from us onto their solicitors and prospective buyers. 
• We may be able to buy affected homes, subject to certain criteria. If homeowners are interested in exploring this option, they can contact the Acquisitions Team at Barnet Homes on 020 8359 2057, or email Acquisitions@Barnethomes.org.

Information about affected properties

Around 580 homes across the borough of Barnet are thought to have been built between the 1920s and 1960s with a timber frame and a timber or UPVC façade. At least some of these properties are believed to be at increased risk of a serious fire spreading quickly, although we will not know exactly which ones until a full survey has been completed. Where a ‘Category 1’ hazard, as defined by the Housing Act 2004 using the Housing Health and Safety Rating System is identified, work will be required to reduce the hazard to an acceptable level. This may include the exterior cladding on these two-storey homes being replaced. Barnet Council has written to and met with government and is working with them on this issue, including exploring what support can be given to homeowners. The Council has also written to the GLA who have asked Government for guidance on support as well. 

Some of the homes were built by London County Council and then transferred to the Greater London Council (GLC) and subsequently to Barnet. The rest of these type of homes were built by the GLC and then transferred to Barnet. 

Documents delivered to affected homeowners

For reference, documents sent to affected homeowners can be found below. This section will be updated as more information is shared.

7 May 2024

• 7 May - FAQ document for freeholders (ODT, 181 KB)
  

19 March 2024

• 19 March - Letter to freeholders (ODT, 139 KB)
  

13 March 2024

• 13 March - Letter to freeholders (ODT, 160 KB)
  
• 13 March - FAQ document for freeholders (ODT, 65 KB)
  

1 March 2024

• 1 March - Letter to freeholders (ODT, 139 KB)
  
• 1 March - FAQ document for freeholders (ODT, 146 KB)
  

Contact us

Barnet Homes and Barnet Council will work closely with owners and residents to ensure that works can take place as smoothly as possible. Barnet Homes will have a dedicated project manager who will be the first point of contact for owners and residents. Owners and residents will be kept informed through written and digital communication, and Barnet Council will host in-person sessions to discuss any questions or concerns owners and residents may have.

If you wish to contact us to discuss any part of this issue, you can do so by email, or telephone between Monday to Friday, 9am to 5pm:

Email: TimberFrameHomes@barnet.gov.uk

Telephone: 0208 359 5348