In our most recent research, it has unveiled shocking findings around the costs and severity of the current UK cladding crisis. London being one of the worst city for cladding issues in the UK.

We calculated this Index by using official UK government data to determine the number of properties with dangerous cladding. This was done by taking an average of the maximum and minimum estimates for the number of buildings with ACM cladding systems yet to be remediated. The average salary data for each affected area was then collected from the ONS and converted to monthly, weekly and annual wages for leaseholders.

Cladding Issues
RankingLocal AuthorityPopulationAve. Number of buildings with ACM cladding - yet to be remediatedBuildings per 10,000 peopleAve. Earnings per weekAve. Earnings per monthAve. Earnings per yearAverage Cost Of Cladding RemidiationPercentage of Leaseholder Salary Compared To Cost Of Remidiation
1City of London10,93832.74£870.00£3,770.00£45,240.00£42,000.0092.84%
2Tower Hamlets331,96920+0.60£768.00£3,328.00£39,936.00£42,000.00105.17%
3Salford262,69715.50.59£442.00£1,915.33£22,984.00£42,000.00182.74%
4Westminster269,84815.50.57£635.00£2,751.67£33,020.00£42,000.00127.20%
5Wandsworth329,73515.50.47£505.00£2,188.33£26,260.00£42,000.00159.94%
6Brent327,75315.50.47£482.00£2,088.67£25,064.00£42,000.00167.57%
7Newham355,26615.50.44£456.00£1,976.00£23,712.00£42,000.00177.13%
8Southwark320,01780.25£645.00£2,795.00£33,540.00£42,000.00125.22%
9Elmbridge137,21530.22£508.00£2,201.33£26,416.00£42,000.00158.99%
10Slough149,57730.20£541.00£2,344.33£28,132.00£42,000.00149.30%
11Reading160,33730.19£519.00£2,249.00£26,988.00£42,000.00155.62%
12Hammersmith and Fulham183,54430.16£560.00£2,426.67£29,120.00£42,000.00144.23%
13Merton206,45330.15£448.00£1,941.33£23,296.00£42,000.00180.29%
14Manchester555,74180.14£476.00£2,062.67£24,752.00£42,000.00169.68%
15Luton213,52830.14£415.00£1,798.33£21,580.00£42,000.00194.62%
16Sutton207,70730.14£440.00£1,906.67£22,880.00£42,000.00183.57%
17Trafford237,57930.13£391.00£1,694.33£20,332.00£42,000.00206.57%
18Harrow252,33830.12£371.00£1,607.67£19,292.00£42,000.00217.71%
19Islington248,11530.12£626.00£2,712.67£32,552.00£42,000.00129.02%
20Hackney280,94130.11£508.00£2,201.33£26,416.00£42,000.00158.99%
21Camden279,51630.11£617.00£2,673.67£32,084.00£42,000.00130.91%
22Milton Keynes270,20330.11£476.00£2,062.67£24,752.00£42,000.00169.68%
23Haringey266,35730.11£479.00£2,075.67£24,908.00£42,000.00168.62%
24Plymouth262,83930.11£429.00£1,859.00£22,308.00£42,000.00188.27%
25Lewisham305,30930.10£474.00£2,054.00£24,648.00£42,000.00170.40%
26Brighton and Hove291,73830.10£419.00£1,815.67£21,788.00£42,000.00192.77%
27Greenwich289,03430.10£474.00£2,054.00£24,648.00£42,000.00170.40%
28Ealing340,34130.09£479.00£2,075.67£24,908.00£42,000.00168.62%
29Nottingham337,09830.09£400.00£1,733.33£20,800.00£42,000.00201.92%
30Bromley332,75230.09£464.00£2,010.67£24,128.00£42,000.00174.07%
31Lambeth321,81330.09£585.00£2,535.00£30,420.00£42,000.00138.07%
32Barnet399,00730.08£458.00£1,984.67£23,816.00£42,000.00176.35%
33Bournemouth, Christchurch and Poole396,98930.08£384.00£1,664.00£19,968.00£42,000.00210.34%
34Croydon388,56330.08£459.00£1,989.00£23,868.00£42,000.00175.97%
35Kirklees441,29030.07£343.00£1,486.33£17,836.00£42,000.00235.48%
36Bradford542,12830.06£384.00£1,664.00£19,968.00£42,000.00210.34%
37Liverpool500,47430.06£414.00£1,794.00£21,528.00£42,000.00195.09%
38Bristol, City of465,86630.06£455.00£1,971.67£23,660.00£42,000.00177.51%
39Sheffield589,21430.05£408.00£1,768.00£21,216.00£42,000.00197.96%
40Leeds798,78630.04£446.00£1,932.67£23,192.00£42,000.00181.10%
41Birmingham1,140,52530.03£447.00£1,937.00£23,244.00£42,000.00180.69%
42Leicester354,03600.00£403.00£1,746.33£20,956.00£42,000.00200.42%
43Sandwell329,04200.00£385.00£1,668.33£20,020.00£42,000.00209.79%
44Doncaster312,78500.00£361.00£1,564.33£18,772.00£42,000.00223.74%
45Hillingdon309,01400.00£546.00£2,366.00£28,392.00£42,000.00147.93%
46Newcastle upon Tyne306,82400.00£410.00£1,776.67£21,320.00£42,000.00197.00%
47Redbridge305,65800.00£434.00£1,880.67£22,568.00£42,000.00186.10%
48Medway279,14200.00£422.00£1,828.67£21,944.00£42,000.00191.40%
49Sunderland277,84600.00£396.00£1,716.00£20,592.00£42,000.00203.96%
50Waltham Forest276,94000.00£386.00£1,672.67£20,072.00£42,000.00209.25%
51Sefton275,89900.00£368.00£1,594.67£19,136.00£42,000.00219.48%
52Hounslow271,76700.00£580.00£2,513.33£30,160.00£42,000.00139.26%
53Wolverhampton264,40700.00£378.00£1,638.00£19,656.00£42,000.00213.68%
54Havering260,65100.00£421.00£1,824.33£21,892.00£42,000.00191.85%
55Oldham237,62800.00£346.00£1,499.33£17,992.00£42,000.00233.44%
56Portsmouth214,69200.00£439.00£1,902.33£22,828.00£42,000.00183.98%
57Barking and Dagenham214,10700.00£473.00£2,049.67£24,596.00£42,000.00170.76%
58Calderdale211,43900.00£383.00£1,659.67£19,916.00£42,000.00210.89%
59Gateshead201,95000.00£401.00£1,737.67£20,852.00£42,000.00201.42%
60Stockton-on-Tees197,41900.00£400.00£1,733.33£20,800.00£42,000.00201.92%
61Kingston upon Thames179,14200.00£441.00£1,911.00£22,932.00£42,000.00183.15%
62Bedford174,68700.00£397.00£1,720.33£20,644.00£42,000.00203.45%
63Kensington and Chelsea156,86400.00£512.00£2,218.67£26,624.00£42,000.00157.75%
64Dacorum155,45700.00£423.00£1,833.00£21,996.00£42,000.00190.94%
65Windsor and Maidenhead151,27300.00£518.00£2,244.67£26,936.00£42,000.00155.93%
66Norwich142,17700.00£365.00£1,581.67£18,980.00£42,000.00221.29%
67Lincoln100,04900.00£361.00£1,564.33£18,772.00£42,000.00223.74%

One of the most notable discoveries was that the typical cladding repair bill is an estimated £42,000 per property - which is 180% more than the average leaseholder salary. In addition, the Index’s salary data shows that the repair costs would be the same as 91 weeks of wages per person, on average and does not include any shipping issues that might be caused by the recent material shortage in the UK.

Alan Lamming, Director of Valcan commented: “The data is clearly very shocking and although the government recently announced a £5bn investment to foot the bill for cladding that needs remediating, it is clear this is not enough and many leaseholders will be left to pay large sums of money that they simply cannot afford."

Whether or not the government’s funding proves sufficient to rectify the situation remains to be seen, but if it isn’t, many leaseholders will find themselves in challenging financial circumstances based on the above data. On top of this, many of these homeowners will now face a doubly anxious wait to both find out if this repair work is something they may have to pay for and when it will actually be carried out.

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Typical Cladding Repair Bill is 180% Higher than the Average Leaseholder's Salary

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	Cladding Issues

Ranking	Local Authority	Population	Ave. Number of buildings with ACM cladding - yet to be remediated	Buildings per 10,000 people	Ave. Earnings per week	Ave. Earnings per month	Ave. Earnings per year	Average Cost Of Cladding Remidiation	Percentage of Leaseholder Salary Compared To Cost Of Remidiation
1	City of London	10,938	3	2.74	£870.00	£3,770.00	£45,240.00	£42,000.00	92.84%
2	Tower Hamlets	331,969	20+	0.60	£768.00	£3,328.00	£39,936.00	£42,000.00	105.17%
3	Salford	262,697	15.5	0.59	£442.00	£1,915.33	£22,984.00	£42,000.00	182.74%
4	Westminster	269,848	15.5	0.57	£635.00	£2,751.67	£33,020.00	£42,000.00	127.20%
5	Wandsworth	329,735	15.5	0.47	£505.00	£2,188.33	£26,260.00	£42,000.00	159.94%
6	Brent	327,753	15.5	0.47	£482.00	£2,088.67	£25,064.00	£42,000.00	167.57%
7	Newham	355,266	15.5	0.44	£456.00	£1,976.00	£23,712.00	£42,000.00	177.13%
8	Southwark	320,017	8	0.25	£645.00	£2,795.00	£33,540.00	£42,000.00	125.22%
9	Elmbridge	137,215	3	0.22	£508.00	£2,201.33	£26,416.00	£42,000.00	158.99%
10	Slough	149,577	3	0.20	£541.00	£2,344.33	£28,132.00	£42,000.00	149.30%
11	Reading	160,337	3	0.19	£519.00	£2,249.00	£26,988.00	£42,000.00	155.62%
12	Hammersmith and Fulham	183,544	3	0.16	£560.00	£2,426.67	£29,120.00	£42,000.00	144.23%
13	Merton	206,453	3	0.15	£448.00	£1,941.33	£23,296.00	£42,000.00	180.29%
14	Manchester	555,741	8	0.14	£476.00	£2,062.67	£24,752.00	£42,000.00	169.68%
15	Luton	213,528	3	0.14	£415.00	£1,798.33	£21,580.00	£42,000.00	194.62%
16	Sutton	207,707	3	0.14	£440.00	£1,906.67	£22,880.00	£42,000.00	183.57%
17	Trafford	237,579	3	0.13	£391.00	£1,694.33	£20,332.00	£42,000.00	206.57%
18	Harrow	252,338	3	0.12	£371.00	£1,607.67	£19,292.00	£42,000.00	217.71%
19	Islington	248,115	3	0.12	£626.00	£2,712.67	£32,552.00	£42,000.00	129.02%
20	Hackney	280,941	3	0.11	£508.00	£2,201.33	£26,416.00	£42,000.00	158.99%
21	Camden	279,516	3	0.11	£617.00	£2,673.67	£32,084.00	£42,000.00	130.91%
22	Milton Keynes	270,203	3	0.11	£476.00	£2,062.67	£24,752.00	£42,000.00	169.68%
23	Haringey	266,357	3	0.11	£479.00	£2,075.67	£24,908.00	£42,000.00	168.62%
24	Plymouth	262,839	3	0.11	£429.00	£1,859.00	£22,308.00	£42,000.00	188.27%
25	Lewisham	305,309	3	0.10	£474.00	£2,054.00	£24,648.00	£42,000.00	170.40%
26	Brighton and Hove	291,738	3	0.10	£419.00	£1,815.67	£21,788.00	£42,000.00	192.77%
27	Greenwich	289,034	3	0.10	£474.00	£2,054.00	£24,648.00	£42,000.00	170.40%
28	Ealing	340,341	3	0.09	£479.00	£2,075.67	£24,908.00	£42,000.00	168.62%
29	Nottingham	337,098	3	0.09	£400.00	£1,733.33	£20,800.00	£42,000.00	201.92%
30	Bromley	332,752	3	0.09	£464.00	£2,010.67	£24,128.00	£42,000.00	174.07%
31	Lambeth	321,813	3	0.09	£585.00	£2,535.00	£30,420.00	£42,000.00	138.07%
32	Barnet	399,007	3	0.08	£458.00	£1,984.67	£23,816.00	£42,000.00	176.35%
33	Bournemouth, Christchurch and Poole	396,989	3	0.08	£384.00	£1,664.00	£19,968.00	£42,000.00	210.34%
34	Croydon	388,563	3	0.08	£459.00	£1,989.00	£23,868.00	£42,000.00	175.97%
35	Kirklees	441,290	3	0.07	£343.00	£1,486.33	£17,836.00	£42,000.00	235.48%
36	Bradford	542,128	3	0.06	£384.00	£1,664.00	£19,968.00	£42,000.00	210.34%
37	Liverpool	500,474	3	0.06	£414.00	£1,794.00	£21,528.00	£42,000.00	195.09%
38	Bristol, City of	465,866	3	0.06	£455.00	£1,971.67	£23,660.00	£42,000.00	177.51%
39	Sheffield	589,214	3	0.05	£408.00	£1,768.00	£21,216.00	£42,000.00	197.96%
40	Leeds	798,786	3	0.04	£446.00	£1,932.67	£23,192.00	£42,000.00	181.10%
41	Birmingham	1,140,525	3	0.03	£447.00	£1,937.00	£23,244.00	£42,000.00	180.69%
42	Leicester	354,036	0	0.00	£403.00	£1,746.33	£20,956.00	£42,000.00	200.42%
43	Sandwell	329,042	0	0.00	£385.00	£1,668.33	£20,020.00	£42,000.00	209.79%
44	Doncaster	312,785	0	0.00	£361.00	£1,564.33	£18,772.00	£42,000.00	223.74%
45	Hillingdon	309,014	0	0.00	£546.00	£2,366.00	£28,392.00	£42,000.00	147.93%
46	Newcastle upon Tyne	306,824	0	0.00	£410.00	£1,776.67	£21,320.00	£42,000.00	197.00%
47	Redbridge	305,658	0	0.00	£434.00	£1,880.67	£22,568.00	£42,000.00	186.10%
48	Medway	279,142	0	0.00	£422.00	£1,828.67	£21,944.00	£42,000.00	191.40%
49	Sunderland	277,846	0	0.00	£396.00	£1,716.00	£20,592.00	£42,000.00	203.96%
50	Waltham Forest	276,940	0	0.00	£386.00	£1,672.67	£20,072.00	£42,000.00	209.25%
51	Sefton	275,899	0	0.00	£368.00	£1,594.67	£19,136.00	£42,000.00	219.48%
52	Hounslow	271,767	0	0.00	£580.00	£2,513.33	£30,160.00	£42,000.00	139.26%
53	Wolverhampton	264,407	0	0.00	£378.00	£1,638.00	£19,656.00	£42,000.00	213.68%
54	Havering	260,651	0	0.00	£421.00	£1,824.33	£21,892.00	£42,000.00	191.85%
55	Oldham	237,628	0	0.00	£346.00	£1,499.33	£17,992.00	£42,000.00	233.44%
56	Portsmouth	214,692	0	0.00	£439.00	£1,902.33	£22,828.00	£42,000.00	183.98%
57	Barking and Dagenham	214,107	0	0.00	£473.00	£2,049.67	£24,596.00	£42,000.00	170.76%
58	Calderdale	211,439	0	0.00	£383.00	£1,659.67	£19,916.00	£42,000.00	210.89%
59	Gateshead	201,950	0	0.00	£401.00	£1,737.67	£20,852.00	£42,000.00	201.42%
60	Stockton-on-Tees	197,419	0	0.00	£400.00	£1,733.33	£20,800.00	£42,000.00	201.92%
61	Kingston upon Thames	179,142	0	0.00	£441.00	£1,911.00	£22,932.00	£42,000.00	183.15%
62	Bedford	174,687	0	0.00	£397.00	£1,720.33	£20,644.00	£42,000.00	203.45%
63	Kensington and Chelsea	156,864	0	0.00	£512.00	£2,218.67	£26,624.00	£42,000.00	157.75%
64	Dacorum	155,457	0	0.00	£423.00	£1,833.00	£21,996.00	£42,000.00	190.94%
65	Windsor and Maidenhead	151,273	0	0.00	£518.00	£2,244.67	£26,936.00	£42,000.00	155.93%
66	Norwich	142,177	0	0.00	£365.00	£1,581.67	£18,980.00	£42,000.00	221.29%
67	Lincoln	100,049	0	0.00	£361.00	£1,564.33	£18,772.00	£42,000.00	223.74%