What Is Unsafe Cladding? A Guide for Property Owners

Cladding is an essential part of modern construction, protecting buildings from the elements, improving insulation, and enhancing appearance. But in recent years, unsafe cladding has become a serious concern across the UK. For property owners, developers, and landlords, understanding the risks associated with cladding panels, roof cladding, and exterior cladding is essential for compliance, safety, and long-term building performance.

As one of the leading roofing and cladding companies, Proclad Roofing specialises in commercial roofing and cladding solutions that meet strict safety standards, ensuring your property is secure, compliant, and built to last.

What Is Unsafe Cladding?

Unsafe cladding refers to cladding materials that fail to meet fire safety standards or compromise a building’s structural integrity. These include certain types of combustible external wall cladding or outdated building cladding that can spread fire rapidly.

Common Types of Unsafe Cladding:

• Aluminium Composite Material (ACM) cladding with combustible cores
• Poorly installed or low-quality wall cladding
• Non-compliant roof cladding panels used in industrial or commercial builds
• Unsafe cladding doesn’t just put lives at risk, it can also damage a property’s value, lead to compliance issues, and increase insurance costs.

Why Unsafe Cladding Is a Serious Issue?

Unsafe cladding refers to cladding systems, on walls, façades, or roofs, that pose risk to life, property, or legal compliance. Generally this means one or more of:

• The cladding or its core materials are combustible (flammable), promoting rapid fire spread.
• The cladding system lacks proper fire breaks, cavity barriers, or insulation that meets safety standards.
• It fails rigorous tests or standards (e.g. BS 8414 in the UK).
• It doesn’t meet building regulations, or has been installed incorrectly.
• It has degraded over time (corrosion, weather damage), or is made from unsafe materials (e.g. untreated timber, non-certified panels).

A high-profile example: The Grenfell Tower fire was exacerbated by Aluminium Composite Material (ACM) cladding with a polyethylene core, combined with combustible insulation and lack of proper cavity barriers.

Types of Cladding Often Deemed Unsafe

Here are common systems or materials that tend to pose higher fire risk, particularly in high-rise or commercial contexts:

• ACM / Aluminium Composite Panels with Polyethylene (PE) Core: These are lightweight, aesthetic, commonly used in exterior wall cladding. But the PE core is highly combustible. If fire penetrates or the panel is heated, it can spread rapidly.
• Combustible Sandwich Panels: Panels that have a core of EPS, PIR, or other foam insulation often contribute to quick fire spread if the core is flammable.
• Non-Compliant PVC Cladding: Some PVC panels or systems are used without adequate fire certification; they may release toxic fumes and burn poorly in fire.
• Timber Cladding (Without Fire Treatment or Proper Barriers): Timber naturally burns. If untreated, or installed without fire rated treatments or compliance, it is risky, especially on taller buildings. Treated timber or specialist fire-retardant timber cladding is safer but still requires correct installation.
• External Wall Insulation Systems Using Flammable Materials: Render systems or external wall insulation (EWI) that use flammable insulation (e.g. expanded polystyrene – EPS) behind cladding can magnify risk. Even if the cladding panel is non-combustible, the system behind it can be the weak link.
• Materials or Systems That Fail Fire Tests / Standards: Even some metal cladding panels are unsafe if they fail tests like BS 8414 (which tests external wall cladding fire performance). Also, faulty or missing cavity barriers, improper fixing, gaps, etc., reduce safety.

Regulations & Standards in the UK

If you are using or considering roof cladding panels, industrial roof cladding, or commercial roof cladding, these are key regulations and standards you must know:

• BS 8414: British standard for fire performance of external cladding systems.
• PAS 9980:2022: Assessment methodology for external wall fire risk building owners must follow, especially for buildings over certain heights.
• Building Safety Act 2022 and relevant Fire Safety Orders: place statutory obligations on building owners and developers to ensure safe cladding and external wall systems.
• Government Cladding Safety Scheme: for residential buildings over certain height that have unsafe ACM cladding, requiring removal and replacement.

How to Spot Unsafe Cladding on Your Property?

As a property owner, landlord, or developer, knowing what to check can help you avoid costly disasters. Here are the red flags to watch for:

• Cladding panels that look like ACM with shiny metal gloss but feel lightweight; query whether they have a PE core.
• Timber panels that are untreated, weathered or show signs of decay.
• Insulation behind cladding that may be foam or unclassified.
• Panels or cladding assemblies without fire-safety certificates, CE/UKCA marking, or test data.
• Gaps in installation, missing cavity barriers, unclear or loose fixings.
• Cladding used on buildings over relevant height thresholds (e.g. 18 metres in UK) without documented fire performance.

Safer Cladding Alternatives & Best Practices

When upgrading or specifying exterior cladding, wall cladding, or roof cladding, safer options and good practices include:

• Use of fire-rated aluminium cladding panels or metal cladding with non-combustible cores.
• Insulation materials that are non-combustible (mineral wool, non-combustible insulation boards).
• Cladding systems that have passed BS 8414 testing with good performance.
• Even if materials are fire-rated, ensure proper installation: cavity barriers, sealing, fire-stopping, accessible maintenance.
• Regular fire risk assessments of external wall systems, especially on taller buildings.
• Engage professional roofing and cladding companies with experience in commercial cladding and up-to-date with building tools, safety regulations, and certification.

Why Choose Proclad Roofing?

As one of the leading roofing and cladding companies, Proclad Roofing specialises in:

• Full compliance with UK safety standards and building regulations.
• Expertise installing both roof cladding panels and wall / external wall cladding using materials with proven fire safety and performance.
• Experience with industrial roof cladding, commercial roof cladding, and metal roof cladding systems.
• Providing clear documentation, test certificates, warranties, and onsite advice.
• Helping property owners and landlords understand costs, remediation options, and long-term maintenance (so you don’t get blindsided by fire risk, insurance, or regulatory non-compliance).

If you suspect unsafe cladding, or are planning new cladding/roofing works, getting a proper survey and engaging a reputable contractor should be your first step. That’s where Proclad Roofing comes in.

Conclusion

Unsafe cladding poses risks not just to safety, but also to property value, compliance, and reputation. Choosing the right roofing and cladding companies is the most effective way to ensure your building is safe, efficient, and future-proof.

At Proclad Roofing, we deliver professional commercial roofing and cladding solutions across the UK, specialising in safe, durable, and compliant systems for industrial, commercial, and residential properties.

Contact us today for a cladding inspection or consultation, and protect your property with expert roofing and cladding services you can trust.

FAQs About Unsafe Cladding

1. How do I know if my cladding is unsafe?
   Arrange an inspection with trusted roofing and cladding companies to determine compliance.
2. Can I replace cladding without disrupting my business?
   Yes. Professional teams plan installations to minimise downtime.
3. Is aluminium cladding safe?
   Yes, modern aluminium cladding is non-combustible and widely used in compliant designs.
4. Does unsafe cladding affect insurance?
   Absolutely. Properties with unsafe external wall cladding often face higher premiums or refusals