Paying for historic fire safety defects in Wales

If your building is at least 11 metres high you should not have to pay to fix historic fire safety defects.

Costs will be met by either:

• the developer (through the Welsh Government’s developer remediation contract)
• the Welsh Building Safety Fund

Developer remediation contract (Wales)

At least 10 developers have signed the Welsh Government’s developer remediation contract. This means they have agreed to fix historic fire safety defects in buildings they developed since 1992.

However, the remediation contract does not cover the costs of:

• fire safety issues related to maintenance and wear and tear
• increases in insurance premiums because of fire safety issues
• relevant safety measures associated with a defect

Relevant safety measures are the actions needed to investigate, manage or reduce the risks associated with a defect. Examples might include:

• temporary fire alarms
• a waking watch (a 24-hour fire patrol used to spot fires early and help people evacuate)
• professional work and fees (such as surveys or expert advice)

Check if your developer signed the contract

You can get an up to date list of developers who have signed the Welsh developer remediation contract from the Welsh Government website.

Your building may be eligible for funding through the Welsh Building Safety Fund if your developer has not signed the remediation contract.

Welsh Building Safety Fund

The Welsh Building Safety Fund covers the costs of fixing historic fire safety defects in buildings that are at least 11 metres high.

Eligibility

Your building may be eligible if the developer of your building:

• has not signed the Welsh Government’s developer remediation contract
• cannot be identified or traced
• has stopped trading

How to apply

Leaseholders, tenants and residents cannot apply directly.

Only the responsible person or someone acting with their authority can apply. This is usually the:

• building owner
• managing agent
• local council or registered social housing provider

If you cannot identify the responsible person for your building, contact the Welsh Building Safety Team at [email protected].

Applications start with an expression of interest. The Welsh Government will then arrange a free survey to identify safety defects and the work needed.

Find out more: the Welsh Building Safety Fund detailed guidance

Keeping you informed

The Welsh Government has produced guidance on keeping you informed about remediation that they expect landlords (freeholders) and developers to follow. This guidance includes:

• being told who is responsible for the remediation work
• being given opportunities to meet the project team and raise questions or concerns
• getting clear updates on progress and any changes
• being told how disruption will be minimised (like noise or access issues)

You can also:

• sign up for the Welsh Government’s building safety newsletter for overall remediation news and progress
• contact the person responsible for fire safety in your building to get the remediation information you’re entitled to

Buildings under 11 metres are not currently included in Welsh Government plans to fix fire safety problems.

The UK government’s opinion is that most buildings under 11 metres are less likely to need costly fire safety works, and that in many cases cheaper measures (such as improved fire alarms or upgraded fire doors) are more appropriate.

If the work will cost any leaseholder more than £250, your landlord must consult you through the Section 20 consultation process.

If there’s evidence that the work is not needed or the cost is not reasonable, you can challenge a service charge at a tribunal.

Warranties and legal action

Building warranties

If your building is still within its warranty period (often 10 years from the completion date) defects in the original construction may be covered.

Check with your warranty provider. The management company or managing agent should be able to tell you whether a warranty is in place and who the provider is.

Building liability orders

If the original developer has restructured or dissolved a company to avoid liability, the courts can make a building liability order to hold associated companies responsible.

You will need specialist legal advice to get a building liability order.

Defective Premises Act claims

If your building was not fit for habitation because of defective work when it was built, converted, or refurbished, the building owner (or you, if you own a share of the freehold) may be able to bring a legal claim against the original developer or contractor responsible.

The Building Safety Act 2022 extended the time limit for such claims under the Defective Premises Act 1972 from 6 years to 30 years. This applies to all buildings regardless of building height.

You will need specialist legal advice to pursue a claim.

Buildings insurance

If your building has known fire safety defects, your buildings insurance may be affected. For example, you may have to pay increased premiums before remediation work is completed.

A fire safety reinsurance facility is helping to improve the availability of insurance for buildings at least 11 metres high or over 4 storeys awaiting work to fix fire safety issues.

Contact the person or company that arranges your buildings insurance and ask them to raise this with their broker.

Find out more: the fire safety reinsurance facility

Free legal advice

The Welsh Government Leaseholder Legal Advisory Scheme provides first-stage legal support for fire safety issues for leaseholders in Wales.

You qualify for the scheme if your building:

• is in Wales
• has a fire safety issue
• is at least 11 metres high

If you qualify, the scheme can provide you with up to 3 hours of legal support and 2 letters or emails.

To be referred to the scheme, contact the Leasehold Advisory Service and, if appropriate, we can refer you.

Financial support scheme (now closed)

The Leaseholder Support Scheme was a Wales-only scheme that supported leaseholders facing serious financial hardship due to fire safety defects.

The scheme closed to new applications on 27 June 2025. If you applied before that date, you might still get support.

Find out more: the Leaseholder Support Scheme

The Building Safety (Wales) Act 2026 was passed in April 2026.

It aims to introduce clear safety rules for buildings in Wales and give leaseholders stronger rights. These include:

• making it clearer who is responsible for safety
• ensuring remediation is carried out more efficiently
• helping to ensure leaseholders are protected from unfair costs
• helping to ensure leaseholders are kept better informed about remediation

These changes have not been introduced yet.

Find out about the Building Safety (Wales) Bill

• About the Welsh Building Safety Programme
• Get remediation updates from the Welsh Government