Increased Fire Safety Reinsurance Facility Provides Relief to More Customers
Over the last couple of decades, lots of new high-rise structures were built with types of flammable cladding and render such as aluminium and polyurethane. In recent years, many leaseholders have discovered that they are living in buildings which do not meet fire safety standards. The Grenfell fire tragedy highlighted the risk associated with these buildings, and very quickly it was realized that there was a problem on a huge scale.
This has caused alarm, worry and distress for leaseholders, which has then been compounded by the practical problems of remediating the fire safety issues and insuring the building.
In 2019, mortgage companies began to request EWS1 forms before providing a mortgage. These “External Wall System 1” forms are provided by qualified professionals to indicate the fire safety of a building’s external wall system – particularly for buildings over 18 metres in height. The EWS1 forms then filtered down to insurers. Underwriters had to react to the reality of the risks that were declared on the forms, with the truth often being that a fire could cause loss of an entire building. This had a significant effect on insurance policies, with many insurers unable to accept the risk at all. Insurance brokers began to find policies very difficult to arrange, and where they were available, the prices had increased beyond reasonable affordability. In some cases they had risen by 1000%.[i]
An impossible position
Leaseholders were then left in the unenviable position of needing to remedy the safety of their flats while paying astronomical amounts for buildings insurance, as well as living with the emotional drain of knowing that their home was unsafe.
Unable to sell, unable to reduce costs, and with bills to remediate the cladding issue that were unfeasibly high, homeowners were in an impossible situation.
Property and casualty insurers knew that they needed to respond to the problem, but it was a very challenging time.
The solution
In April 2024, the P&C insurance industry, led by McGill and Partners, together with the Association of British Insurers (ABI) developed a Fire Safety Reinsurance facility. This allowed a group of insurers to offer better rates, by sharing the risk. The new Facility helped to cover more than 760 buildings, to a value of 17.1 billion, over its first year in operation. [ii] For example, one residential building, which was built with combustible cladding, had been paying £300,000 for policies across several insurers, as no single insurer had the capacity to take on the entire risk. With the Fire Safety Reinsurance Facility, the building could be insured by one provider, at a saving of 37%. [iii]
Increasing the limits
The first year of the new Facility was a great success, with lots of brokers being able to get better deals for their clients. This has led the Facility to be able to increase the limit of its cover from £50 million to £75 million, meaning that lots of buildings that were not eligible during the first year can now access a policy through the Facility.
Remediation at the forefront
The Fire Safety Reinsurance Facility is not intended to be a long-term way of helping homeowners afford to live in unsafe buildings.
On the contrary, the Facility is designed with remediation at the forefront of the strategy. The intention is that building management will take out the insurance for a period of 3-5 years and by the end of this term the building will have been made safe. The current focus is, quite rightly, on the safety of life (the ability for any occupants to escape the building in the event of a fire).
However, the insurance sector wants remediation to go further than this – and it will need to, in order to bring insurance prices back down to a reasonable level. It is important that building remediation be comprehensive enough that there is little-to-no risk of the entire building being lost in the event of a fire.[iv] The ABI, together with the Fire Protection Association, have created a report outlining how insurance assessments can be more stringent than the requirements that building regulations currently impose. The report calls for the entire removal of materials that are combustible from external walls of buildings and urges that remediation plans take the recommendations of the report into account. [v]
The future of the Fire Safety Reinsurance Facility
With remediation being the main drive of the Facility, insurers are willing to waive cancellation fees once remediation works have been carried out. This gives brokers a chance to view a wider range of insurance options for their clients, with the potential of finding a policy that is more suitable for the building once it is safe. [vi]
The hope is that over the next few years, there will be no leaseholders living in the emotional and financial turmoil of being stuck in a flat that is not as safe as it could be. For the time being, the P&C insurance industry is doing all that is can to ease the burden on property managers and leaseholders, until the day that all buildings are fire safe and the Fire Safety Reinsurance Facility is redundant. [i] Friel, M. (2024) Cladding reinsurance facility: how it works in practice and its future development, AXA. Available at: https://www.axaconnect.co.uk/broker-business/cladding-scheme/ (Accessed: 11 September 2025).
[ii]Update to Fire Safety Reinsurance Facility should offer more support to leaseholders (2005) The ABI. Available at: https://www.abi.org.uk/news/news-articles/2025/7/update-to-fire-safety-reinsurance-facility-should-offer-more-support-to-leaseholders/ (Accessed: 15 September 2025).
[iii]One year on, progress of insurance industry Fire Safety Reinsurance Facility revealed (2025) The ABI. Available at: https://www.abi.org.uk/news/news-articles/2025/3/progress-of-insurance-industry-fire-safety-reinsurance-facility-revealed/ (Accessed: 15 September 2025).
[iv]One year on, progress of insurance industry Fire Safety Reinsurance Facility revealed (2025) The ABI. Available at: https://www.abi.org.uk/news/news-articles/2025/3/progress-of-insurance-industry-fire-safety-reinsurance-facility-revealed/ (Accessed: 15 September 2025).
[v]UK Fire Safety Reinsurance Facility increases cover limit to £75 million (2025) International Fire and Safety Journal. Available at: https://internationalfireandsafetyjournal.com/uk-fire-safety-reinsurance-facility-increases-cover-limit-to-75-million/ (Accessed: 15 September 2025).
[vi]Fire Safety Reinsurance Facility (no date) The ABI. Available at: https://www.abi.org.uk/products-and-issues/choosing-the-right-insurance/home-insurance/buildings-insurance/fire-safety-reinsurance-facility/ (Accessed: 15 September 2025).