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.