Tri-Fire issued EWS1 forms

Review complete

• Frankham has completed its reviews of the investigations carried out by TriFire.
• Frankham has been carrying out follow-up surveys where needed and compiling final reports.
• They have now confirmed that they agree with TriFire's findings for some additional buildings.

What this means

• Frankham has confirmed that no remedial work is needed for the following buildings:
  • All Nations House, E8
  • Kirkland View, LA9
  • Newgate House, CT9
• We've written to affected customers to confirm the outcome.
• We've provided leaseholders with EWS1 forms and covering letters from Frankham, which may be needed when selling, remortgaging or buying more shares in their home.

Further surveys

• Frankham has completed surveys and issued reports for the following buildings, which we're currently reviewing:
  • 141–143 Albert Road, E16
  • George Scott House, E1
  • Regent House, ME4
  • 37–59 Trinity House, L20
• We'll contact customers once we've completed our review of these reports and confirmed the findings.

What happens next

• We're waiting for Frankham to complete and issue reports for:
  • Alexandra Court, L8
  • Burlington Place, CT9 (four blocks)
  • Cathedral Court, L1
  • Francis Court, N11
  • Hardwick House, TS1
  • 37 Holloway Road, N7
  • Millennium Court, N11
  • 22–24 Oldham St, M1
  • 97–99 Oldham St, M4
• We've written to affected residents with their survey dates.
• We expect to receive Frankham's final reports within two to three months of each survey.
• We'll provide further updates once we've received and reviewed the remaining reports.

Review complete

• Frankham has completed its review of all investigations carried out by Tri Fire.
• Tri Fire is a fire engineering company we no longer work with.
• Most of Tri Fire's original reports have been confirmed as accurate.
• We've written to all affected customers to confirm the outcome of their building's review.

What this means

• Most buildings need no further action.
• We've written to all affected residents to confirm the outcome.
• Where further checks are needed, it doesn't automatically mean remedial work will be required.

Further surveys

• Some buildings do need further investigation.
• This doesn't mean remedial work is needed. It means Frankham needs more information before they can make a final decision.
• We contacted affected residents in February and March to let them know their building needed further investigation.
• We'll contact those residents again once Frankham has confirmed its findings.

What happens next

• Surveys will take place between May and June 2026.
• We'll contact affected residents again when Frankham's final reports are complete.
• We expect to receive these reports within two to three months of each survey.

Survey dates for affected buildings

If your building needs a further survey, you can find the survey date below.

Update on review of TriFire investigations

Most of the reports that have been reviewed so far have contained sufficient detail for Frankham to confirm whether or not they agree with TriFire’s initial findings. There is, however, a small number of buildings where Frankham need to carry out further inspection on additional locations to clarify the construction and make-up of the external walls.

We’ve written to customers in the latest tranche of blocks where another intrusive survey is needed to let them know that they will start in February 2026. If Frankham’s engineers need to gain access via any individual flats to carry out the surveys, we’ll be in touch with residents directly.

We would also like to stress that this does not necessarily mean that these blocks will need remedial work – it means that Frankham doesn’t have the evidence they need to reach an informed conclusion.

Update on review of TriFire investigations

Frankham has provided feedback on the latest tranche of investigations that they’ve reviewed.

They have confirmed that they agree with TriFire’s initial findings for the following blocks.

• 1 Jamaica Street, BS2
• 96 Cambridge Street, SW1V
• Bladud Buildings, BA1
• Churchgate, SS0
• Claremont House, GL1
• Clementina Court 1-20, E3
• Coborn Road 81, Flats 1-15, E3
• Coborn Road 83, Flat 1-2, E3
• Commercial Road 668 (excludes 1&3 Gill Street), E14
• Green Dragon Yard 1-6, E1
• Keelson House 1-18, E14
• Leslie Forster House 1-13, WC1H
• Paternoster House 1-11, E1
• Ponders Bridge House 1-12, N7
• Queen Mary Hostel, SW1P
• Regency Street 7-9/1-11, SW1P
• Silvanus House 1-24, CT11
• Spring Court, NW6
• Wanstead House 1-24, CT9

As we’ve explained previously, where Frankham agrees with TriFire’s reports, it means that no remedial work is needed, which is really good news.

If you’re a leaseholder and need evidence from Frankham of their review as part of the sales or remortgage process, please email us, and ask for the ‘TriFire review outcome letter for [please add your building name]’.

As soon as we’ve reviewed feedback from Frankham about blocks that need further assessment, we’ll let customers know.

Update on review of TriFire investigations

Frankham has, so far, confirmed that they agree with the findings in the majority of external wall reports produced by TriFire that they’ve reviewed. This is good news as it means that no work is needed to improve the safety of those buildings. It’s also good news if you own your home and are looking to sell, remortgage or buy more shares, as lenders will accept the EWS1 rating initially provided.

Blocks that need no further action

Here is a list of the blocks that Frankham has reviewed so far and confirmed that they agree with TriFire’s initial findings:

• Blair Court, Park Road West, CH43
• Bordeaux House, Luxembourg Mews, E15
• Castleward Boulevard, Derby, DE1
• Castleward Court, Trinity Walk, DE1
• Catherine Court, Linacre Road, L21
• Circa Apartments, Regents Park Road, NW1
• Coventina House, High Street, CT11
• Dealcroft House, Woolton, L25
• Dovercroft, Cheddar Close, L25
• King George’s Hostel, Great Peter Street, SW1P
• Ladies Walk Brewery, CA14
• Liversage Square, Derby, DE1
• Lymecroft, Evesham Close, L25
• Marnie Court (1-14 and 15-41), High Road, E11
• Rydecroft, Evesham Close, L25
• Threadneedle House, Middleton Way, SE13
• Windsor Court, Bootle, L20

Information for leaseholders

Lenders have said that they don’t need a new EWS1 form if TriFire’s original rating is reviewed by a fire safety consultant and they agree with their findings.

Frankham has, however, provided us with a letter which confirms the outcome of their review of these buildings’ investigation and the original EWS1 rating.

If your building has been assessed (see list above) and you would like a copy to provide to a lender, please contact us on ask@riverside.org.uk and ask for the TriFire review outcome letter.

Blocks that need further investigation

• There is a small number of blocks that Frankham would like to take a closer look at before confirming the findings in TriFire’s reports. Please note this does not necessarily mean your building will need remedial work, rather it means that Frankham is unable to come to a conclusion based on the detail provided and therefore they would like to carry out their own investigation.
• We are writing to customers to let them know and to arrange an intrusive survey. This will involve opening up a small section of the outside wall so an engineer can clarify how it’s constructed and confirm if remedial work is needed

When will the review of the remaining reports be completed?

Frankham is on track to complete all reviews by the end of January and they anticipate providing us with their reports by the end of February.

Update on review of TriFire investigations

As we explained in our previous update, we’ve appointed a specialist consultancy, The Frankham Group, to review the external wall investigations carried out by TriFire, a fire engineer we no longer work with.

Having competed all high-rise reviews, they’re making good progress on the medium-rise block reviews.

So far, of all the investigations completed, they’ve contested the findings of just two. Whilst we can’t guarantee this will be the case for every block, we hope it provides some level of reassurance about the likelihood of re-investigations being needed.

When will the review of medium-rise blocks be completed?

Working alongside Frankham we’ve finalised the schedule for the remaining medium-rise investigation reviews. These are being carried out in two tranches, the first of which is in progress, and the second due to start in November.

Frankham are currently on track to have completed their reviews by the end of January 2026, with all reports expected by the end of February.

We’re contacting all customers directly affected to let them know when their block’s review is taking place.

What will happen if Frankham agrees with TriFire’s findings?

Frankham will provide us with a letter to share with customers which confirms the outcome of their review.

What if Frankham contest TriFire’s findings?

Based on the information in the report, if Frankham doesn’t agree with the findings, we’ll need to arrange for a new intrusive survey. This would involve opening up a small section of the outside wall so an engineer can clarify how it’s constructed and confirm if remedial work is needed. Frankham would then issue a new report and corresponding EWS1 form.

Important update: Tri-Fire Ltd and ensuring customer safety

Tri-Fire Ltd – a group of fire engineers who carried out fire safety inspections for a range of housing providers – were suspended from their professional organisation in 2024 due to concerns about their work.

This has affected Riverside and others housing providers across the country, leaving organisations needing to re-check their work to ensure that customers and lenders can be confident in their findings.

Whilst we have no reason to believe any of their work was incorrect, we hope customers will appreciate that we have to make sure.

If you’re affected by this news, we’ll write to you directly but, in summary, here’s what we’re doing to tackle the issue:

What we’re doing:

• Buildings over 18 metres: New contractors, Frankham Group, have now re-inspected all the work Tri-Fire did for us relating to buildings over 18 metres. Following the review, the fire engineer contested the outcome of one FRAEW, and a new FRAEW has been commissioned.
• Buildings between 18 and 11 metres: With work to inspect our tallest buildings now complete, Frankham Group will start work in July 2025 to inspect 59 affected buildings between 18 and 11 metres. We’ve written to all affected customers directly. The fire engineer will review 10 FRAEWS per month (July to February 2026). As such, we expect that process to be completed by February 2026. After the review has been carried out, Frankham will issue us (within 10 days) with their findings. Riverside will need to review it internally and we will then share the outcome of the review with customers. Please note that if the review fails, meaning that Frankham disagrees with the conclusion of the PAS9980, a new FRAEW will be commissioned, which will take a couple of weeks.

Please note, the work to reinspect the buildings has been funded by the Government and there will be no cost to customers.

Good news for mortgages

Recently, UK Finance (an organisation representing lenders) put out a statement about situations like ours. They understand that some EWS1 forms might have been signed by someone who wasn’t qualified at the time. Visit their website for further information.

What this means for you & your mortgage:

• Lenders won’t automatically require new reviews: The lenders that are signatories to the UK Finance statement have pledged not to require everyone to get completely new EWS1 forms just because Tri-Fire signed the old one.
• Lenders may consider other evidence: Instead of just relying on a new EWS1, lenders might look at other information, such as:
  • If your building is part of a government scheme to fix cladding issues.
  • A summary letter of a statutory (FRAEW) Fire Risk Appraisal of the External Wall (where possible)
  • A Leaseholder Deed of Certificate
  • Other evidence that supports the original EWS1 form.
• Buildings under 11 metres: EWS1 forms should not be required for buildings under 11m. For those buildings, we review the external walls as part of the Fire Risk Assessment and only in specific cases would a specialist survey of the external walls be required. If your building is under 11 meters, each lender will still have its own policies.

Important Note: This statement only applies if the person who signed the EWS1 form wasn’t qualified at the time they signed it.

In summary

We’re taking this situation seriously and working hard to ensure the safety of your building and minimise any impact on your ability to secure lending. We thank you for your patience and apologise for any inconvenience it may cause. We will keep you updated as we move forward.

Important Update: Fire Safety at Your Building

You may be aware that the fire engineers we previously contracted (Tri Fire) were recently suspended from their professional organisation. This has had a huge effect on not only us, but all housing providers that were working with Tri-Fire.

As Tri Fire signed off on some of our fire safety surveys (PASS 9980) and EWS1 forms, we want to explain what we’re doing to make sure everything is still safe and has minimal effect on your ability to get a mortgage or secure lending.

What We’re Doing:

• Buildings Over 18 Meters: If Tri-Fire did a survey on your building before December 2022 (when fire safety standards changed), we’re getting new surveys done. This is our top priority. We’re hiring qualified fire engineers to do these reviews. They might do a detailed inspection to assess the building construction and the risks that may be present and if needed, they will issue a new EWS1 form.
• Other Buildings: For buildings that are at a lower risk, our own fire safety experts are not needed to do a new external wall review or issue an EWS1 form.
• Insurance: We’ve spoken to our insurance company Protector, and they have confirmed that our buildings are fully insured. They agree that our approach to reviewing the Tri-Fire surveys is sensible and appropriate.

Timelines:

We will soon be completing the reviews for the buildings that are over 18 meters high. We are planning to start a review of our buildings in the 11–18-meter range in July 2025. Because there’s a high demand for qualified fire engineers, these reviews will take several months to complete. We will contact each building individually to let you know the specific timeline for your building.

Good News for Mortgages:

Recently, UK Finance (an organisation representing lenders) put out a statement about situations like ours. They understand that some EWS1 forms might have been signed by someone who wasn’t qualified at the time. Please see the below link for further information.

• https://www.ukfinance.org.uk/policy-and-guidance/guidance/industry-statement-cladding

What This Means for You & Your Mortgage:

• Lenders Won’t Automatically Require New Reviews: The lenders that are signatories to the UK Finance statement have pledged not to require everyone to get completely new EWS1 forms just because Tri-Fire signed the old one.
• Lenders May Consider Other Evidence: Instead of just relying on a new EWS1, lenders might look at other information, such as:
  • If your building is part of a government scheme to fix cladding issues.
  • A statutory (FRAEW) Fire Risk Appraisal of the External Wall (where possible)
  • A Leaseholder Deed of Certificate
  • Other evidence that supports the original EWS1 form.
• Buildings Under 11 Meters: If your building is under 11 meters, each lender will still have its own policies. This may still require you to seek a new EWS1 form.

Important Note: This statement only applies if the person who signed the EWS1 form wasn’t qualified at the time they signed it.

In Summary:

We’re taking this situation seriously and working hard to ensure the safety of your building and minimise any impact on your ability to secure lending. We thank you for your patience and understanding throughout this unfortunate process, and we will keep you updated as we move forward.

Riverside has been undertaking fire safety appraisals of external walls to our blocks of flats in line with the requirements of the Regulatory Reform (Fire Safety) Order 2005 as amended by the Fire Safety Act 2021.

Alongside this legal requirement, some lenders have required an EWS1 assessment be carried out, and the form submitted to support mortgage applications. In 2022 the Royal Institution of Chartered Surveyors (RICS) clarified the criteria around which buildings should need an EWS1 assessment, meaning many buildings would no longer meet the requirement for this assessment.

Update on Tri-Fire building safety certificates

Riverside has been engaging several independent fire engineers to undertake both the appraisals and EWS1s including a company called Tri-Fire. Following a recent announcement by the Institution of Fire Engineers (IFE) of Adam Kiziak being expelled, Riverside has stopped working with Tri-Fire and will review all building safety certificates issued by Tri-Fire.

If your building was previously issued a fire safety certificate by Tri-Fire

We would like to reassure residents whose buildings have previously been inspected by Tri-Fire that this does not automatically mean that your home is unsafe. However, we are writing to you to outline the steps we are taking to resolve this to ensure the required assessments are completed as soon as possible.

The Riverside Group currently hold 147 Tri-Fire EWS1 certificates across all stock, including managing agents’ responsibility. Whilst not all surveys will be the responsibility of Riverside to peer review or re-procure, they all are likely to have an impact on our customers’ ability to secure lending on their properties. Of the total 147, Tri-Fire was procured to complete 98 EWS1 certificates directly for Riverside where we have the responsibility of the external wall.

As this has affected the whole sector, we have put together a working group with other housing associations impacted to collaborate on a unified approach. We are now working with an independent panel of Fire Engineers to review any building inspections conducted by Tri-Fire at Riverside buildings. Where the panel is not satisfied with Tri-Fire’s report, we will instruct a new inspection of the building as soon as possible. Residents will not be charged for the cost of the new inspections.

We will be writing to residents in affected buildings to let you know what will happen and when.

In many instances, Riverside has completed Fire Risk Appraisals of External Walls (FRAEW) which supersedes previous EWS1 assessments. The FRAEW is undertaken in accordance with the latest guidance known as PAS 9980. There are however a number of buildings where we are yet to undertake a FRAEW and the only assessment we currently have is an EWS1 from by Tri-Fire.

Surveys will be arranged on a risk-based approach, prioritising buildings above 18 meters, peer reviewing buildings 11-18 meters, and conducting internal reviews of surveys below 11 meters.

We have a framework of fire engineers we work with and are currently in the process of finalising procurement for a new fire engineering company. We should be in a position to instruct them to carry out new surveys over the next couple of months.

What is our approach

Where the Tri-Fire survey was completed prior to industry standard (PAS9980 December 2022), Riverside will instruct new surveys with any buildings above 18 meters as a priority.

• Engage the services of a suitably qualified Fire Engineer to complete a Peer Review or intrusive survey dependant on building construction and risk. Issue an EWS1 form where required.
• Undertake internal peer review for remaining low risk buildings within the fire risk inspection team. Buildings that fall outside of the recommendations within PAS9980, will be deemed low enough risk to not require an intrusive external wall review and EWS1 form.

For further reassurance we have provided our building insurance provider, Protector, with our approach and they have confirmed that our actions are proportionate to the risk and all our buildings are fully insured as normal.

Guidance on selling, staircasing or remortgaging your home

We are very sorry to hear that some residents are now struggling to secure a mortgage, as some lenders are rejecting EWS1 Forms issued by Tri-Fire. We will work with residents and their mortgage lenders to support them through this process.

If you are selling, staircasing or remortgaging your home and a lender has raised concerns with a Tri-Fire certificate, please contact us.

We know this may be a worrying and frustrating time for homeowners, and we apologise for this. We’re committed to reviewing all buildings impacted and will ensure that the required assessments are undertaken where necessary as quickly as possible.

If you have any further questions about your home’s fire safety, please contact us.