Findings from the Fire Safety Remediation Survey - 2025-26 Quarter 3
Published 26 March 2026
Applies to England
© Crown copyright 2026
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This publication is available at https://www.gov.uk/government/statistics/fire-safety-remediation-in-social-housing-in-england-2025-26-quarter-3/findings-from-the-fire-safety-remediation-survey-2025-26-quarter-3
Introduction
Ensuring that tenants live in good quality, safe homes is a fundamental responsibility of all social housing landlords (landlords). As part of meeting that responsibility, building safety remains a key priority, including ensuring that tenants living in multi-occupied, medium and high-rise buildings are safe from fire safety risks.
This publication provides an overview of the status of fire safety remediation for buildings owned by registered social landlords at an aggregate level.
The analysis presented in this publication uses data collected through the Fire Safety Remediation Survey (FRS). This is a self-reported census of stock for which landlords are responsible that measure more than 11 metres in height or have 5 storeys or more, referred to in this publication as ‘relevant buildings’.
The data from the survey relate to:
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landlords’ obligations under the Fire Safety (Regulatory) Order 2005 for assessing fire safety risks associated with the relevant parts of those buildings;
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risks landlords have identified, particularly in relation to external wall systems (EWS) and;
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landlords’ plans for remediating buildings they have identified as having life critical fire safety risks.
These statistics are drawn from our FRS data collection and are being published as Official Statistics in Development.
Building safety
It is for boards and councillors to understand landlords’ legal obligations in relation to managing the safety of buildings and seek assurance that they are being met, and that any identified risks are being well managed and promptly remedied. Ensuring organisations have robust systems and processes underpinned by accurate and up to date data on fire safety and its management, is a key aspect of ensuring that tenants are safe in their homes.
We recognise the seriousness with which landlords take these obligations, and it is important that the work landlords are doing to address fire safety risks in buildings continues at pace, including the remediation of dangerous cladding. Where necessary, landlords are expected to provide measures to mitigate and manage the risks to the safety of tenants until remediation works can commence and/or complete. Landlords should be aware of the Remediation Acceleration Plan published by the government in December 2024, which proposed new expectations of landlords on their completion of remediation works or the plans they have in place, dependent on building height.
FRS requirements
For the purposes of this survey, the definition of responsible entity is the organisation that has the legal obligation or right to carry out the remediation works, having primary responsibility for the repair of the property (as per the Building Safety Fund definition).
Landlords were asked to report on the current remediation status of those relevant buildings where the most recent Fire Risk Assessment (FRA) or Fire Risk Appraisal of External Walls (FRAEW) identified a Life Critical Fire Safety (LCFS) defect.
Survey data coverage
The Quarter 3 survey was issued to all large landlords (those owning 1,000 or more units of social stock), small landlords (those owning fewer than 1,000 units of social stock) who reported previously that they were responsible for relevant buildings, and any landlord who had not responded to any previous surveys. The survey is designed to capture data on relevant buildings for which landlords are the responsible entity on a specific date.
Landlords were asked to complete the survey on a registered group basis, where this applied, or as an individual return, where it did not. The survey required landlords to provide aggregate level information to RSH for all relevant buildings where they are the responsible entity. Local Authority Registered Providers (LARPs) were asked to complete the survey on a voluntary basis as this return is not currently on the Single Data List.
Other data sources
In addition to the survey return for RSH, in which landlords report on their stock at an aggregate level, landlords were also asked to submit fire safety remediation data at an individual building level using the National Remediation System (NRS) administered by Homes England (HE).
Overall coverage
Through the FRS, RSH holds data on the relevant building stock for 99.5% of landlords (1,474 out of the 1,481 on our register). This includes those landlords that have reported they are not the responsible entity for any relevant building. The regulator holds data from 100% of large Private Registered Providers (PRPs) and large LARPs. Large landlords account for 97% of all social housing units in the sector and also 97% of all relevant buildings.
Q3 responses
Response rate
The data referred to in this publication were reported in the Q3 2025/2026 survey, which ran from 12 December 2025 to 22 January 2026, with data being reported as at 31 December 2025.
In this quarter, one local authority landlord, London Borough of Brent was not able to confidently provide full information on the buildings for which they are the responsible entity while they were undertaking a review of their data. As a result, this briefing note includes only their total number of relevant buildings, which they confirmed were accurate as at 31 December 2025. No information is included for the assessment status, presence of EWS related LCFS defects or remediation status of their buildings.
Data for this landlord is included in the building numbers reported in Key Facts and Building Stock and 7 but is omitted from the rest of this publication. Their figures are included in the total number of 11m+ buildings to calculate the percentage of relevant buildings which have had or have not had a recent building works assessments. However, they are not used to calculate the percentage of relevant buildings which have been assessed and identified EWS related LCFS defects since June 2017 or in their most recent building works assessment.
Quarterly changes
Changes to reporting
The NRS is now the single source for building level data for all relevant buildings over 11 metres, replacing the previous requirement for providers to submit the Building Level Survey alongside their FRS. Collection of the Q3 2025/2026 FRS survey coincided with the continuing rollout of the NRS. Landlords have been asked to input data into the NRS which may impact on figures in the FRS as data is subjected to increased review.
The number of relevant buildings reported by a landlord in each survey can change due to acquisition or loss of buildings, or through new intelligence about a building that brings it within or takes it outside the scope of the definition.
Furthermore, group structure changes and new registered landlords can change the number of landlords reporting data. We advise caution in interpreting data changes over time as they may be influenced, at least in part, by a change in the number of reported buildings and their assessment status at each quarter end.
Data validation and cleansing may be conducted with particular focus on some areas of the FRS, especially when new questions are introduced. This can mean that landlords may need to review their data more closely for these areas.
For more information, see the data quality note and the accompanying technical notes and definitions.
Key facts
| 17,010 relevant buildings reported | 28.8% (426) of all landlords report being responsible for at least one relevant building in this quarter. 62% of these were large landlords. |
| 99.5% of buildings reported have had a fire risk assessment | Fire risk assessments have been undertaken on 99.5% of all relevant buildings reported, with all outstanding fire risk assessments expected to be carried out before the end of next quarter. |
| 1,924 buildings were identified as having EWS related LCFS defects | 1,924 buildings (11.4% of all assessed relevant buildings) were identified as having an external wall system (EWS) related life critical fire safety (LCFS) defect. |
| 76.3% of buildings with EWS related LCFS defects will be remediated within five years | 1,468 of the 1,924 buildings with EWS related LCFS defects are expected to be remediated within the next five years. In addition, remediations works are complete for a further 6.7% (129) of buildings that are awaiting confirmation from a building works assessment. |
Figures based on data submitted by 99% of landlords, including from 100% of large PRPs and large LARPs (except for one large LARP that appears in the total building number but have been excluded from building assessment and defect reporting. Not including these buildings, 99.9% of buildings have had an FRA. (See Q3 Responses for more information).
Building stock
| Reporting landlords are responsible entities for 17,010 relevant buildings. | 70% of these buildings are 11-18 metres in height. | PRPs are responsible for 54.5% of relevant buildings while LARPs are responsible for 45.5%. |
Relevant buildings reported by size
| Provider type | 11-18m buildings | 18m+ buildings | All buildings | % of 11-18m buildings | % of 18m+ buildings | % of all buildings |
|---|---|---|---|---|---|---|
| Large PRP | 6,412 | 2,267 | 8,679 | 53.9 | 44.3 | 51.0 |
| Large LARP | 4,984 | 2,745 | 7,729 | 41.9 | 53.6 | 45.4 |
| Small PRP | 477 | 109 | 586 | 4.0 | 2.1 | 3.4 |
| Small LARP | 15 | 1 | 16 | 0.1 | 0.0 | 0.1 |
In Q3 2025/2026, landlords reported being responsible for 17,010 relevant buildings which is similar to the previous quarter (16,990).*
70% (11,888) of these buildings measured 11-18 metres, with the remaining 30% (5,122) measuring over 18 metres.
54.5% (9,265) of relevant buildings were owned by PRPs with the other 45.5% (7,745) owned by LARPs. 96.5% (16,408) of relevant buildings are owned by large registered providers.
*Several landlords have reported undertaking remeasurement and data review exercises which has contributed to the increase in the number of buildings reported this quarter. This could be due to the establishment of the NRS causing landlords to review their reported data.
Findings
Fire risk assessments and defect identification
{;#fradi}
| FRAs have been undertaken on 99.5%* of all relevant buildings. | 1,924 of assessed relevant buildings are identified as being affected by EWS related LCFS defects. |
Buildings assessed as having EWS related LCFS defects
| Defect type | 11-18m buildings | 18m+ buildings | All buildings | % of 11-18m buildings | % of 18m+ buildings | % of all buildings |
|---|---|---|---|---|---|---|
| Assessed and no EWS LCFS defect | 10,852 | 4,151 | 15,003 | 91.3 | 81.0 | 88.2 |
| EWS LCFS defect | 997 | 927 | 1,924 | 8.4 | 18.1 | 11.3 |
| Not assessed | 39 | 44 | 83 | 0.3 | 0.9 | 0.5 |
Fire risk assessments (FRAs) have been undertaken on 99.5%* of all relevant buildings. All other buildings that require an FRA are expected to be assessed before the end of this quarter.†
11.4% (1,924) of all relevant buildings reported were assessed as having EWS related LCFS defects in their latest FRA.
Within the rest of this report, we refer to those buildings which have EWS related LCFS defects (the 11.4% of relevant buildings assessed via a building works assessment) as ‘affected buildings’.
*Caution should be employed in comparing figures to previous surveys. One landlord appears in the total building number but has been excluded from the number of buildings assessed due to a lack of confidence in the data. Not including these buildings, 99.9% of buildings have had an FRA.
† In Q3, landlords confirmed that outstanding buildings that require an FRA are newly built or newly acquired buildings to be assessed prior to becoming occupied or because of delays when moving to a new supplier.
Remediation status
| Landlords report that remediation work is in progress on 13.4% (258) of affected buildings. | Landlords report that work is complete on 8.9% (171) of affected buildings (this includes those still awaiting building control sign off). This is very similar to 8.5% (158) in the previous quarter. |
Remediation status as at 31 December 2025
Buildings assessed as having EWS related LCFS defects
| Remediation status | 11-18m buildings | 18m+ buildings | All | % of 11-18m buildings | % of 18m+ buildings | % of all buildings |
|---|---|---|---|---|---|---|
| Remediation work complete | 86 | 85 | 171 | 8.6 | 9.2 | 8.9 |
| Remediation work in progress | 126 | 132 | 258 | 12.6 | 14.2 | 13.4 |
| Remediation work planned | 526 | 453 | 979 | 52.8 | 48.9 | 50.9 |
| Remediation plans unclear or incomplete | 257 | 257 | 514 | 25.8 | 27.7 | 26.7 |
| Work is not required | 2 | - | 2 | 0.2 | 0.0 | 0.1 |
There are plans in place to remediate a further 50.9% (979) of affected buildings. There are 26.7% (514) of buildings which have incomplete plans, a slight decrease from the previous quarter (28.5%).
Responses to follow up engagement indicates that remediation timelines can slip due to a range of factors, including navigating complex legal arrangements, awaiting decisions from the Building Safety Regulator, and supply chain delays.
*’Remediation works complete’ in this chart includes those where the works are complete but where building control sign off has not yet been secured.
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Caution should be employed in interpreting changes in these data as buildings reported are not necessarily the same in each quarter. Those remediated and reassessed are excluded, and newly reported buildings with EWS related LCFS defects will be included each quarter.
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Data for one landlord has been omitted from these figures. See Q3 Responses for more information.
Remediation timescales for commencement of works
| Landlords reported that work had already started or is complete on 22.3% (429) of affected buildings. | Works are due to commence on 15.0% (288) in the next six months, and a further 48.4% (931) within the next five years. |
Remediation commencement periods
Buildings assessed as having EWS related LCFS defects
| Commencement period | 11-18m buildings | 18m+ buildings | All | % of 11-18m buildings | % of 18m+ buildings | % of all buildings |
|---|---|---|---|---|---|---|
| Started already (before 31 December 2025) | 212 | 217 | 429 | 21.3 | 23.4 | 22.3 |
| Due to commence in the next six months (by 30 June 2026) | 168 | 120 | 288 | 16.9 | 12.9 | 15.0 |
| Due to commence after next six months but within next five years (between 1 July 2026 and 31 December 2030) | 466 | 465 | 931 | 46.7 | 50.2 | 48.4 |
| Due to commence after then next five years but within next ten years (between 1 January 2031 and 31 December 2035) | 8 | 1 | 9 | 0.8 | 0.1 | 0.5 |
| Due to commence beyond ten years (after 1 January 2036) or commencement date unclear from survey | 143 | 124 | 267 | 14.3 | 13.4 | 13.9 |
Landlords reported that works have started or are due to commence within the next five years on 85.7% (1,648) of affected buildings.
0.5% (9) of affected buildings have an expected works commencement date within five to ten years’ time.
13.9% (267) of affected buildings have an expected works commencement date that is beyond ten years or is unclear. This is a slight decrease from 16.9% (315) in the previous quarter.
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Data for one landlord has been omitted from these figures. See Q3 Responses for more information.
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Caution should be employed in interpreting changes in these data as buildings reported are not necessarily the same in each quarter. Those remediated and reassessed are excluded, and newly reported buildings with EWS related LCFS defects will be included each quarter.
Remediation timescales for completion of works
| 76.3% (1,468) of affected buildings are due to be completed within the next five years. | A further 2.5% (48) of affected buildings are due to be completed in beyond five years but within the next ten years. | 14.5% (279) of affected buildings have a completion date that is beyond ten years or is unclear from the survey response. |
Remediation completion periods
Buildings assessed as having EWS related LCFS defects
| Completion period | 11-18m buildings | 18m+ buildings | All | % of 11-18m buildings | % of 18m+ buildings | % of all buildings |
|---|---|---|---|---|---|---|
| Complete and awaiting confirmation via a building works assessment* | 67 | 62 | 129 | 6.7 | 6.7 | 6.7 |
| Due to complete in the next six months (by 30 June 2026) | 93 | 64 | 157 | 9.3 | 6.9 | 8.2 |
| Due to complete after next six months but within next five years (between 1 July 2026 and 31 December 2030) | 671 | 640 | 1,311 | 67.3 | 69.0 | 68.1 |
| Due to complete after the next five years but within next ten years (between 1 January 2031 and 31 December 2035) | 31 | 17 | 48 | 3.1 | 1.8 | 2.5 |
| Due to complete beyond ten years (after 1 January 2036) or completion date unclear from survey | 135 | 144 | 279 | 13.5 | 15.5 | 14.5 |
When asked for estimated remediation timescales, landlords reported that works for 78.8% (1,516) of affected buildings are due to be completed in the next ten years. This includes 8.2% (157) which are due to be completed in the next six months.
Landlords also report that remediation works are completed for 6.7% (129) of affected buildings. These are buildings where the remediation works have been completed but the building is awaiting confirmation via a building works assessment.
*’Remediation works complete’ in this chart includes those where the works are complete but where building control sign off has not yet been secured.
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Caution should be employed in interpreting changes in these data as buildings reported are not necessarily the same in each quarter. Those remediated and reassessed are excluded, and newly reported buildings with EWS related LCFS defects will be included each quarter.
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Data for one landlord has been omitted from these figures. See Q3 Responses for more information.
Remediated EWS related LCFS defects
| The majority of relevant buildings reported (14,204 88.5%) have been assessed to have no outstanding or historic† EWS related LCFS defects in any building works assessment since 14 June 2017. | Of the 2,723 buildings that have been identified as having EWS related LCFS defects, 970 (35.6%) have been remediated historically, or are completed and are awaiting a new building works assessment. |
Buildings assessed as having EWS related LCFS defects
| Completion status | 11-18m buildings | 18m+ buildings | All | % of 11-18m buildings | % of 18m+ buildings | % of all buildings |
|---|---|---|---|---|---|---|
| Remediation work complete (previous building works assessment) | 287 | 512 | 799 | 22.4 | 35.6 | 29.3 |
| Remediation work complete (most recent building works assessment) | 86 | 85 | 171 | 6.7 | 5.9 | 6.3 |
| Remediation work in progress | 126 | 132 | 258 | 9.8 | 9.2 | 9.5 |
| Remediation work planned | 526 | 453 | 979 | 41.0 | 31.5 | 36.0 |
| Remediation plans unclear or incomplete | 257 | 257 | 514 | 20.0 | 17.9 | 18.9 |
| Work is not required | 2 | - | 2 | 0.2 | - | 0.1 |
2,723 relevant buildings have been assessed to have an EWS related LCFS defect. Remediation work has been completed historically on 799 (29.3%) of these buildings.
In addition, there are a further 171 (6.3%) buildings where the remediation work is complete but the building is awaiting confirmation through a building works assessment.
*’Remediation works complete’ in this chart includes those where the works are complete but where building control sign off has not yet been secured.
† Historic remediation in this publication refers to buildings where remediation work for an EWS related LCFS defect was previously identified as being required in a building works assessment (on or after 14 June 2017), but where the most recent building works assessment (prior to 30 September 2025) no longer identifies any EWS related LCFS defects.
- Data for one landlord has been omitted from these figures. See Q3 Responses for more information.
Next steps
Landlords are expected to take timely action to remediate LCFS defects from the buildings they are responsible for, so that tenants are safe and can feel safe in their homes. It is for boards and councillors to ensure these plans are delivered. Risks to tenants in any interim period before works are complete, including whilst works are being undertaken, must be fully understood, with landlords taking the necessary mitigating actions to protect tenants.
We will continue to monitor the performance of landlords in remediating relevant affected buildings and the progress they are making against their plans, with the survey continuing to be issued on a quarterly basis.
We will engage with landlords in the course of our regulation, including through our ongoing programme of inspections.
We will follow up with landlords whose returns indicate that they may be an outlier in progressing remediation work, including those who have reported unclear plans. We will hold discussions with them on their remediation plans and how they are mitigating the risks associated with fire safety defects, which are not yet remediated.
Notes
Data quality note
The RSH survey returns are subject to an internal validation process through the NROSH+ system, which helps to minimise data entry errors. We have found the aggregate level results of this survey to be broadly consistent with our regulatory understanding of landlords’ progress on remediation and with the results of the previous survey.
We hold data for 99% of landlords. This means that, although response coverage is very good and data accuracy is improving, the data may not provide a complete picture of fire safety remediation plans across all relevant buildings in the sector. All large PRPs and LARPs responded to the Quarter 3 2025/2026 survey, although one landlord did not complete the full return due to data quality concerns (See Q3 Responses for more details). In total, 6 small landlords have not responded to any survey. It should be noted that small landlords are much less likely to be a responsible entity for any relevant buildings.
We expect landlords to follow the guidance provided with the survey to ensure responses are accurate. As we analyse submissions, we monitor the quality of data provided and engage directly with landlords where we have concerns about data accuracy.
Glossary of terms
External wall system (EWS)
The external wall system (EWS) is made up of the outside wall of a residential building, including cladding, insulation, fire break systems, etc.
Large provider/ small provider
A large provider is a registered provider that owns 1,000 or more social housing units/ bedspaces. A small provider is a registered provider that owns fewer than 1,000 social housing units/ bedspaces.
Life critical fire safety (LCFS) defects
LCFS are defined as defects, shrinkages, faults or other failings in a building that give rise to fire safety risks identified by a fire risk appraisal of external wall construction or a fire risk assessment (or equivalent) undertaken to industry standards.
Local Authority Registered Provider (LARP)
Local authorities who own social housing must be registered with the RSH.
Private Registered Provider (PRP)
PRPs refer in this document to providers of social housing in England that are registered with the Regulator of Social Housing (RSH) and are not local authorities. This is the definition of PRP in the Housing and Regeneration Act 2008.
Relevant building
A residential building measuring 11 metres plus or that have 5 storeys or more. Where we refer to 11-18 metre buildings, this includes those that have 5 or 6 storeys and where we refer to 18 metre plus buildings, this includes buildings with 7 storeys or more.
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