Fire safety for timber-framed homes - Information for freeholders
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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 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 1 to 1 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. This includes making you aware of further safety precautions you could take.
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.
The Council will arrange a HHSRS survey to be completed on your property. This will determine if your property has category 1 hazards as identified under the Housing Health and Safety Rating System. Please note that until you have received the survey results we are just making you aware of the potential hazards in your property. Residents will receive a letter scheduling a survey in 2025.
Remediation options
Depending on the type of construction there are various options to remedy category 1 hazards if these are identified in your property.
Replacement cladding
- Replacement of the wall cladding, eaves, soffits and fascias with non-combustible alternative
- Cavity barriers would need to be introduced at compartmentation between dwellings, openings and penetrations
- Building control and planning approval would be required
This option is the most expensive and would be effective on all construction types of timber frame homes.
Fire break
- A vertical section of cladding at the party wall would need to be removed, inserting a mechanical brick tie fixing and then installing a 225x225mm brick column
- This would provide a non-combustible break in the cladding
- Full details can be found here (insert link to spec)
This option is effective for those properties in the Burnt Oak with construction type of 1930s timber-clad and timber-frame terrace.
Fire suppression system
We are focusing our research on misting systems, which is a fixed fire protection system, comprising components for automatic detection and actuation, water supply, delivery and water atomisation.
- A water mist system discharges a spray of small water droplets from the operating nozzle(s).
- Water mist systems must be third-party tested to the above British standard. Ongoing maintenance would be required by the freeholder to be complaint with BS 8458.
- The council would require works to be completed in accordance with British Standard 8458 (BS8458).
- The system will need to be designed and installed by an approved installer and would also require a certificate of completion.
Responsibility for the work
Homeowners who own the freehold to their property are responsible for the completion of potential fire safety works required 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 if:
- they choose to have a fire break in properties in Burnt Oak
- they choose to have replacement cladding in areas outside of Burnt Oak
Or homeowners can choose to appoint their own contractor. 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 of up to £7,000 will be offered to eligible applicants to contribute towards costs.
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 for replacement cladding, and a few days for fire break works.
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
If you are choosing to install a fire suppression system, you will need to instruct your own contractor. A loan and repayment plan of up to £7,000 will be offered to eligible applicants. Please see the Survey, remediation and loan FAQ for more details:
Homeowners can also choose to use their own contractor to complete replacement cladding or a fire break. 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 currently 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.
- You can find information about finding a tradesperson on the Citizens Advice or Age UK websites.
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. Please note that the results of the HHSRS survey will inform you if your property has a category 1 hazard or not.
- 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 installing a fire suppression system, replacing the exterior cladding, or inserting a fire break.
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. To date both government and GLA have confirmed that there is no funding at this time.
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.
Party wall agreements
You must tell your neighbours if you want to carry out any building work near or on your shared property boundary or ‘party wall’. You can download a booklet and example letters on the Gov.uk website. Once you have the results of your survey and if you need to complete works then we can provide you with more details.
If you live next to a council owned property, the council will not request contributions from any adjoining properties for works completed.
If you live next to private homeowners, we would recommend you talk to your neighbours once you have received the results of your surveys. Our timber frame team are available to offer informal advice if required.
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.
January 2025
November 2024
August 2024
July 2024
June 2024
May 2024
April 2024
March 2024
Specification for a fire break for properties in Burnt Oak
Inserting a firebreak between two properties would be a suitable remediation option.
This image shows the make-up of the wall and is the detail you will need to provide to your builder:
The specification that we are using for our properties is listed here:
| Item | Description |
|---|---|
| 1.1 | Pricing Document - Firebreak Only - Detail 07 Carefully remove existing timber weatherboard cladding across the party wall line to facilitate access to the party wall structure and set aside for reuse. Boards to be cut with 100mm stagger to joints. |
| 1.2 | Construct party wall fire break detail as dwg no 1158-0-AL-D07.01 as follows: |
| 1.3 | Vapour Control Membrane (as NBS clause J40/146) fitted to the face of the party wall, Sleeved Mineral Wool Fire Barrier (as NBS clause P12/110) with Intumescent Acrylic Sealant (as NBS clause P12/330) 25 x 50mm mineral wool strip (as NBS clause P10/190) and Breather Membrane, as NBS clause J40/237. Site measure, to tightly fit between the existing timber studs and to tightly fit the void between the face of the party wall and the back of the new or retained cladding boards. |
| 1.4 | Refix existing retained cladding boards. |
| 1.5 | Provisional Item: Supply and install new 15mm thick pre-treated fire rated timber cladding board to match the profile of the existing feather edged cladding boards |
| 1.6 | Construct New party wall roof fire stopping detail as detailed on DWG No 1158-0-AL-D04 Refer to detail options D04.1 & D02.2-T2 as follows: Carefully remove existing roof tiles at party wall line complete with battens and sarking felt to facilitate construction of new fire stopping detail and dispose from site. Lay mineral wool fire barrier to top of party wall as NBS section P12/120 and fix timber battens to either side of party wall line including intumescent mastic as NBS P12/330, install all as detailed on the drawing. Install 15mm fire rated board to top of wall as P12/120 ( to achieve minimum 5mm compression on fire barrier below), fire rated board as H20/120, sarking membrane as J40/237 and matching roof tiles as H65/121 |
If you are planning to complete these works independently then please note the following:
- External surfaces to be in gap free weatherproof condition, finished in a weatherproof solution that provides protection against leaks
- Scaffolding may be required.
- Planning permission is not required but there may be some conditions if you are in a conservation area.
- Building Regulations approval will be required: Apply for building regulations approval | Barnet Council
- A party wall agreement will be required with your neighbouring property if applicable The Party Wall etc Act 1996: explanatory booklet - GOV.UK (www.gov.uk)
- Works will be needed to be inspected by the Council (Timber Frame Homes Surveyors) at various stages throughout the installation process to ensure approval is given.
Type 1 property addresses
Abbots Road, Barnfield Road, Blessbury Road, Blundell Road, Colchester Road, Fortescue Road, Gaskarth Road, Gervase Road, Gillbert Grove, Gloucester Grove, Goldbeaters Grove, Laurel View, Maple Gardens, Millfield Road, Montrose Avenue, Mostyn Road, Orange Hill Road, Playfield Road, Silkstream Road, Storksmead Road, Thirleby Road, Trevor Gardens, Trevor Road, Watling Avenue
ECO4 Scheme grants for energy-saving measures
The ECO4 Scheme (Energy Company Obligation, phase 4) offers free grants for energy-saving measures like insulation, heating upgrades, and renewable energy installations like solar panels and heat pumps. It aims to help reduce carbon emissions, lower energy bills, and combat fuel poverty.
For more information and how to apply, visit the UK Energy Support website.
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