Cladding remediation bill to be implemented

The King’s Speech has confirmed that the Government is bringing forward a bill to force the removal of unsafe cladding in England - with hard deadlines, criminal sanctions and new powers to pursue those who try to avoid responsibility.

If you are a contractor, developer or product manufacturer (or just curious), read what we know so far below.

Hard deadlines with real consequences

The King's Speech background briefing confirms the bill will introduce "fixed timeframes" for remediation, backed by criminal sanctions. The government's Remediation Acceleration Plan, published in July 2025, indicated two key dates:

• End of 2029 - all buildings 18 metres and above must have unsafe cladding removed.

• End of 2031 - the same applies to buildings between 11 and 18 metres.

These dates have not yet been confirmed in the bill itself and may change as the legislation progresses through Parliament, but provide a good indication of where the Government wants matters to go.

Miss those deadlines without reasonable excuse? The penalties are severe with unlimited fines or imprisonment as potential consequences. It will also be a criminal offence to obstruct remediation work.

If you will not fix it, someone else will

The Bill introduces a remediation backstop, where if a freeholder or landlord refuses to act, Homes England or the local authority can step in, carry out the work themselves and recover the costs from defaulting parties— including through enforced sale of the building.

Additionally, a new Remediation Enforcement Unit within the Building Safety Regulator will monitor progress on all buildings.

Manufacturers in the frame

As yet, there have been no published decisions in respect of claims made against a manufacturer of cladding products in relation to fire safety issues. However, the bill offers a new and clearer route forward for those looking to make claims of this type.

Developers, contractors and others who have already paid to make buildings safe will be able to properly pursue manufacturers for the costs of remedying the problems they caused.

Pressure on developers

As of March 2026, the Government had signed Developer Remediation Contracts with 53 developers, covering 2,553 buildings with life-critical fire safety defects — an estimated £4.1 billion of remediation work.

Progress as at that date was mixed:

• Remedial works had started or been completed on 1,181 buildings — 46% of those developers were remediating themselves.
• A small number of developers were significantly behind their peers and had been put on improvement plans.

With statutory deadlines now approaching, developers will want to ensure scopes are locked in, contractors appointed and works commenced in good time.

Contractors: significant opportunities ahead

As of March 2026, 4,322 buildings in England at 11 metres and above had been identified with unsafe cladding. Remediation had been completed on 1,531 of those buildings (35%), with a further 868 having started remediation works — meaning 56% of identified buildings had started or completed remediation. The remaining 1,923 buildings had not yet commenced remediation works.

The remaining buildings represent a substantial pipeline of work which is expected to accelerate significantly, bringing forward opportunities.

Key areas to be aware of:

• Timelines will be fixed in statute. Contractors should ensure programmes are realistic and deliverable, as delays may attract sanctions.
• Assessment standards are being standardised. The bill will mandate how external wall assessments are carried out, creating a nationally consistent approach.
• A new 11–18 metre register will identify all remaining mid-rise buildings requiring work.
• Workforce capacity. Cladders have been added to the Temporary Shortage List to boost visa applications and increase sector capacity. Contractors may wish to factor workforce planning into their strategies at an early stage.

Practical next steps

• Developers: Review your Developer Remediation Contract position. Consider getting scopes agreed and contractors appointed ahead of the expected deadlines.

• Contractors: Consider your capacity for remediation work and whether investment in specialist training and workforce recruitment may be appropriate.

• Manufacturers: Given the potential exposures created by the bill, it would be prudent for manufacturers to take advice on potential exposure at an early stage.

If you would like to discuss this further or have any questions, please get in touch with Brodies’ construction lawyers or your usual Brodies contact.