Remediation Bill commitment reaffirmed following the King’s Speech 2026

The King’s Speech, delivered on 13 May 2026, confirmed the Government’s commitment to bring forward the Remediation Bill to speed up remediation for people living in homes with unsafe cladding. For developers, contractors, landlords, and product manufacturers, the legislative direction is now clearer and the pressure to act is increasing.

What is the Remediation Bill?

The Remediation Bill is intended to accelerate the removal of unsafe cladding from residential buildings, imposing enforceable obligations and clear deadlines on responsible parties whilst ensuring that those responsible bear the cost of remediation.

To support the need for this Bill, the Government’s Lobby Paper for the King’s Speech notes that of the 4,310 buildings that are 11m+ in England that have been identified with unsafe cladding, work has only been completed on 35%.  Regulators have had to take enforcement action at over 800 buildings.

The Government also cite a Financial Conduct Authority finding of a 187% increase in insurance premiums (2016-2021) for buildings with identified flammable cladding, identifying the impact that this is having on the people living in these homes.

Headline Measures

We first reviewed the Remediation Bill in our article on the Government’s update to the Remediation Acceleration Plan in July 2025. The core features of the Bill remain the same and the Government’s recent Lobby Paper has placed particular emphasis on the following measures:

• Make construction product manufacturers contribute financially. The Government notes that as yet, no claim against a manufacturer has been brought to court.  The Bill intends to address this position by closing gaps in the law so that those who have paid to make buildings safe can pursue manufacturers, rather than being blocked by legal barriers.
• Equipping regulators with the powers they need to compel action, including severe sanctions for those who continuously block remediation.
• Introducing a new legal duty to remediate, compelling those responsible for the safety of their buildings to identify, assess and fix them without delay, or face consequences including criminal prosecution. The Government has given deadlines requiring buildings 18m+ to be remediated by end of 2029, and buildings 11-18m by end of 2031.
• Introducing a remediation backstop / step-in mechanism allowing third parties (such as Homes England) to step in and carry out works where responsible parties fail to act, backed by cost recovery and potential sale of the responsible party’s interest.
• Fixing gaps in previous legislation to guarantee a route to remediation even where ownership is absent, unclear, or negligent.
• Mandating a nationally consistent approach to external wall assessments by legally requiring Fire Risk Appraisal of External Walls (FRAEW) surveys to follow the PAS 9980 framework and introducing an 11-18m register of buildings to provide the Government with a complete record of all medium-rise buildings in England requiring remediation. The British Standards Institution is also working to finalise its review of PAS 9980 in summer 2026.

Whilst the Remediation Bill will extend to England and Wales, the Government has confirmed that the majority of measures will apply in England only.

Outlook Following the King’s Speech

While we await the specific details pending the actual publication of the Remediation Bill, the King’s Speech sends a clear signal that increased regulatory pressure and fixed deadlines on remediation will be implemented.  This is expected to accelerate activity across the sector, and responsible parties should carefully consider their obligations alongside the timing constraints imposed by the 2029 and 2031 deadlines.  Disputes that stall remediation could carry significant consequences, and all parties should review their current positions carefully.

The impending deadlines and heightened regulatory scrutiny are likely to generate a greater volume of disputes. In particular, Remediation Contribution Orders against developers may become more frequent where building owners are compelled to proceed with works before issues of liability have been resolved.

The simplified statutory claims mechanism is also expected to broaden the range of potential defendants, with product manufacturers facing increased exposure to claims. As regulatory obligations intensify, parties who fail to comply risk being drawn into litigation.

At present, if you have any questions about the Remediation Bill and what it means for your business including managing remediation obligations, defending or pursuing statutory claims, or mitigating dispute risk please contact the authors or your Beale & Co lawyer.

Michael Salau – m.salau@beale-law.com – +44 20 7469 0448

Emily Purcell – e.purcell@beale-law.com – +44 20 7469 0488