Plot N02

This page was last updated 10 May 2021

This page was last updated 17 February 2022

Triathlon Homes has residents in four blocks of N02 - Fortuna House, Karner House, Meander House and Zeller House.

The buildings were completed in 2012, and each was certified as meeting all building and fire safety regulations at the time it was built.

In 2019, the government produced new guidance to check the safety of the external wall systems. As a result, building management teams across the country must now make sure all tall buildings are compliant with the guidance and safety defects are addressed.

What steps have been taken at N02?

1. EVML has removed all ACM material from Fortuna House, Karner House, Meander House and Zeller House

2. Government funding for the removal of the ACM material has been confirmed by the MHCLG via the Building Safety Fund

3. The building work to remove the ACM panels is now complete and EVML has received the completion certificates giving assurance about the quality of the work. EVML is now working with the Greater London Authority to approve the final account. Once this is done, we’ll update you to confirm the amount of grant received and any balance. All of the work on your block was eligible for funding and we are not expecting a shortfall although this has not yet been confirmed.  

What happens next?

Over recent weeks, you may have seen EVML’s contractor, Arkle, and the fire risk assessor undertaking some investigations in your building. This was for a Type 2 Fire Risk Assessment. This assessment provides more detail to assess whether the fire breaks in the stair core areas are well constructed. The focus has been on any external walls to the stair core. The Fire Risk Assessors are not able to approve the proposed mitigating measures without certainty that the escape routes have adequate protection. 

These investigations have now finished. EVML will pass the outcome of the assessment to the fire engineers so they can be specific about the exact mitigating measures required in your building, and/or whether remedial work will need to be undertaken. EVML expect to receive the engineer’s report and findings by the end of March 2022. As soon as we have any further information about the findings, and what this means for you, we will let you know. 

EVML is already preparing for the findings of the reports with a view to start a tender process for the work recommended by the fire engineers.  The works to your building are likely to form part of a wider contract across a number of plots. EVML want to ensure there is a focus on higher risk areas as well as managing any programme so it delivers cost efficiency. The potential work required includes measures to ensure escape routes are adequately protected, and installation of smoke detectors in your home. The exact requirement will be specified by the fire engineer and we’ll circulate this information to you when we have it. 

What issues were found within these buildings?

You can read about the Fire Engineer's preliminary findings for 

• Karner House (123 KB), 
• Meander House (88 KB) and 
• Zeller House (88 KB). 

What are you doing to ensure residents are safe?

EVML have taken advice from fire engineers and the London Fire Brigade. All the appropriate measures are in place to ensure residents remain safe at all times.

Why is this process taking so long?

We appreciate that this has been a long process for all residents. Once EVML understood the buildings in the plot contained ACM material, they acted to ensure that all that material was removed quickly. This work was completed in December 2020.

Since then, we have been working to co-ordinate the work required in order to restore new panelling to the buildings in a safe and speedy manner. The work has now begun and will be completed this winter.

Can I stay in my home during the repanelling work? 

We may need access to some homes where there is lighting on the affected balconies. We’ll contact you to arrange a suitable appointment.

Who is paying for the ACM replacement work?

We were informed in April 2021 that the MHCLG had approved the EVML application for the ACM Remediation Fund. This means that the work that was undertaken in October 2021 to remove the ACM material, and the work to install new panelling will be covered by government funds.

It is possible that additional work will be required once the work starts so we are unable to give you an exact indication of the likely costs. If more work is required, we will, of course, seek to obtain funding for this work where we can. As soon as we have some more information, we will give you an indication of the cost. 

I’m trying to sell or re-mortgage my home – how will this impact on that?

Leaseholders looking to sell, staircase or re-mortgage may be asked by their lender or potential buyer for a copy of the EWS1 form. 

Leaseholders in N02 may find that they will need to wait until this work is completed until they can get the paperwork to satisfy their lender or buyer. As soon as we have a timeline for this, we will inform residents. 

We are finding that some lenders will lend on a property if they can be sure that there is a clear plan in place to undertake remedial work. If this is the case with your chosen lender, please get in touch with us, and we will issue documentation which confirms the work being undertaken, and the projected timelines involved. We may not be able to answer all lenders questions, but we will try to facilitate this process for you.

Based on the current work schedule, leaseholders in Karner House can expect to receive a B1 rated EWS1 form by the end of 2021.

We are hopeful that we will also be able to provide leaseholders in Zeller House and Meander House with an EWS1 form with a B1 rating at the end of the current works. However, we are also waiting for additional information about mitigating measures (such as smoke alarms) to enable the blocks to pass without the need for remedial work.

Further evaluation has been undertaken by the fire engineers. We are currently waiting for feedback from independent fire risk assessors. This will inform the scope of any work and/or mitigating measures to address the issues in the external wall system. As soon as we hear, we will let you know.

What is the latest guidance for these buildings?

As all of the blocks in N02 are over 18m, they are not affected by recent changes to RICS guidance. They still require an EWS1 form.

The fire engineers and fire risk assessors are considering the impact of new legislation which might have an impact on the outcome of their decisions, such as in the Building Safety Bill and the Fire Safety Act 2021. This is also to ensure their advice meets the requirements of the new Act.

You may be aware that in July, the now-former Secretary of State for Housing, Communities and Local Government made a statement to parliament about building safety issues.

The Minister stated that the MHCLG consolidated advice note of January 2020 is due to be withdrawn. This was a key document used to assess the fire safety of the external walls at East Village. This guidance will be replaced by a new Code of Practice; PAS 9980: Fire risk appraisal and assessment of external wall construction and cladding of existing blocks of flats – Code of practice. The consultation period on the new Code has ended and it is currently being drafted and should be published in December 2021.

We understand that the government want to prevent full remediation if the work is not necessary. The Code aims to provide a standard methodology which can be used to consistently assess the risk of fire spread across external walls and help make decisions about the extent of remediation.

EVML’s fire engineer will review your block in the light of the proposed new guidance. While the Code is currently in draft form, it is important the new government guidance is taken into consideration in making decisions about any necessary remedial work. We’ll keep you updated about this.

Please could you provide a copy of the fire engineers reports?

We are unable to share the fire engineers reports for legal reasons. We appreciate this may be frustrating, but it is to protect your interests should the document be used in any legal case in the future.

We have given information about the contents of the reports to residents and you should be able to find more information about this in these webpages. Please let us know if you don’t find what you are looking for.

What work has been proposed by the fire engineers to mitigate any risk?

The fire engineers have proposed that a valid EWS1 form could possibly be issued without full remediation of the defects but instead, by implementing and assessing other mitigating measures. The fire engineers wrote a report for EVML’s independent fire risk assessors and for the London Fire Brigade. The purpose of the report was to assess any impact on safety from the defective cavity barriers, to consider the risk and appropriate mitigation.

The fire engineers proposed that any increased risk could be mitigated by smoke alarms which do not need to be linked between flats and that any escape route is adequately protected.

The fire engineer stated that some work may be required to remove timber from some, but not all balconies. This is currently being investigated further.

What is the process for agreeing the fire engineer’s recommendations?

The London Fire Brigade has commented on the report and has asked for the view of an independent fire risk assessor. The fire engineers have had a number of discussions with EVML’s fire risk assessors who have rightly been seeking additional clarity and assurance.

The fire risk assessors have a statutory responsibility for fire safety. They have not yet stated they are fully satisfied with the mitigating measures proposed. They have recommended a specific Fire Risk Assessment be undertaken in the buildings. The assessment will be more intrusive than the standard assessment carried out annually by EVML. The focus will be on escape routes and fire detection systems.

EVML is in the process of commissioning this work and we are waiting for confirmation of a start date. It is possible that the outcome of the assessment proposes some work to the buildings to ensure the safety of escape routes.

There will need to be a review of the fire strategy for the building to ensure this approach remains compatible with the strategy. [The current approach is a ‘stay put’ policy, which has not changed.]

EVML has also completed an audit of the smoke detection systems in each block.

We will contact residents as soon as we have the outcome of the assessment.

Why is this taking so long?

We appreciate this has been a slow process and it must be frustrating. At the moment, we are unable to confirm when we can get you a valid EWS1 form. We are sorry that we’ve not met the timetable we outlined when we met with you in March.

In the main, the delay is due to two things. It’s a complex area of work and there is no set blueprint to follow. Fire engineers are analysing specific circumstances and materials. They need to review test data and need to understand how different materials may behave in a fire. Secondly, the pressure on the sector (fire engineers and fire risk assessors) is significant at the moment. EVML has a very good relationship with the fire engineer and fire risk assessors, but they are one of a number of clients, and are subject to time constraints.

EVML is continuing to progress this work and it remains a priority.

Will new Government guidance make a difference?

The fire engineers and fire risk assessors are considering the impact of new legislation which might have an impact on the outcome of their decisions, such as in the Building Safety Bill and the Fire Safety Act 2021. This is also to ensure their advice meets the requirements of the new Act.

You may be aware that in July, the now-former Secretary of State for Housing, Communities and Local Government made a statement to parliament about building safety issues.

The Minister stated that the MHCLG consolidated advice note of January 2020 is due to be withdrawn. This was a key document used to assess the fire safety of the external walls at East Village. This guidance will be replaced by a new Code of Practice; PAS 9980: Fire risk appraisal and assessment of external wall construction and cladding of existing blocks of flats – Code of practice. The consultation period on the new Code has ended and it is currently being drafted and should be published in December 2021.

We understand that the government want to prevent full remediation if the work is not necessary. The Code aims to provide a standard methodology which can be used to consistently assess the risk of fire spread across external walls and help make decisions about the extent of remediation.

EVML’s fire engineer will review your block in the light of the proposed new guidance. While the Code is currently in draft form, it is important the new government guidance is taken into consideration in making decisions about any necessary remedial work. We’ll keep you updated about this.

How much are mitigating measures likely to cost, and will the costs be passed on to leaseholders?

At the moment we are unable to give you the full information about costs. We’ll update you when we know what work, if any, will be required. There are some costs related to the fire engineers reports and for the fire risk assessors. We do not yet have a price for the fire risk assessment.

These are eligible service charge items. They are not included in your current service charge. EVML is keeping a separate service charge account of all cladding related costs and we will share this information with you when more costs are certain. If costs do need to be passed onto leaseholders, these will be apportioned on the same basis as your services charge is.

Will you still need to fix the underlying defects in the building?

A decision has not yet been made about making good the underlying defects and we need to be certain it is the right decision for current and future leaseholders. The decision-making process will be robust, and we will scrutinise the technical advice, the costs, the impact on value, the view of the building’s insurers and take further legal advice.

We have not yet heard from the Government’s Building Safety Fund and do not yet know whether the work is eligible for the fund. In the short-term, our priority is to focus on ensuring each building has a valid EWS1 form.

We wish we were in a position to give you more certainty about this. We are working through all the issues in turn and will keep you updated about progress. Some leaseholders have already commented about this and your feedback is welcome.

What is being done to chase the original contractors for our buildings?

We are unable to comment on legal matters but can confirm that no formal legal action has started in respect of your plot as we are still ascertaining the full remedial strategy and costs. A number of different contractors and sub-contractors were involved in the construction of your plot and we are unable to comment about them specifically.

We will do what we can to keep you updated about any legal processes but will not be able to share specific details with you. This is to protect any legal case and while it sounds as though we are being evasive, it is in the best interests of residents.

How can I find out more?

We'll be updating these pages whenever there is new information.