Material and core composition
Metal composite panels and insulated systems can contain different core or insulation materials with different fire behaviour.
Australian context, NSW assessment pathways and practical next steps
Australian Cladding Crisis Explained | Causes, Risks and Remediation
The Australian cladding crisis concerns buildings affected by combustible, banned, non-compliant or insufficiently documented external wall materials and systems. The correct response is building-specific: the material, wall system, location, installation, fire-safety provisions, approvals and professional assessments must be considered together.
What the Australian Cladding Crisis Involves
Australian governments, councils, fire authorities, owners corporations and building professionals have spent years identifying and managing buildings with potentially combustible external cladding. The issue is not limited to one panel name or one building type.
NSW guidance identifies metal composite panels and insulated cladding systems as relevant categories. These systems may differ substantially in core material, configuration, location, coverage and fire behaviour.
The presence of external combustible cladding does not automatically mean a building is a fire hazard. The material, amount, position, configuration, installation and wider fire-safety measures must be assessed together.
Why Cladding Concerns Require Building-Specific Assessment
Extent and location
Risk may be influenced by how much cladding is present and whether it is positioned around openings, balconies, escape paths or other critical areas.
Complete wall system
Panels, insulation, membranes, cavity barriers, framing, fixings, joints and interfaces operate as a system rather than isolated products.
Building use and height
Residential, aged-care, health, accommodation, education and public-assembly buildings may have different regulatory and evacuation considerations.
Existing fire-safety measures
Detection, sprinklers, compartmentation, exits, fire-isolated stairs and other measures contribute to the overall assessment.
Approvals and records
Design documents, product evidence, fire-safety records, notices, reports and previous approvals help establish the correct pathway.
ACP, MCP and Insulated Cladding Systems
Metal composite panels include products with aluminium, zinc or copper outer layers and a core material. Aluminium composite panels are one common form. Core composition can vary, so the panel name alone is not enough to determine the required response.
Insulated cladding systems can include polystyrene, polyurethane or polyisocyanurate insulation behind a rendered or finished surface. These systems may be difficult to identify visually and should not be classified from appearance alone.
NSW Government information provides further guidance on combustible cladding types and identification.
Practical Steps for Owners and Strata Managers
Use an evidence-led process rather than assuming that every building requires the same response.
Collect records
Gather drawings, specifications, product information, fire-safety statements, reports, notices and previous correspondence.
Confirm the material
Identify what is known, what remains uncertain and whether sampling, testing or further investigation is required.
Assess the building
Engage the appropriately qualified professionals to consider the wall system and overall fire-safety provisions.
Define the pathway
Confirm whether monitoring, further investigation, risk controls, removal, replacement or broader remediation is required.
Plan delivery
Coordinate design, approvals, access, occupied-building controls, construction, inspections and close-out records.
NSW Government guidance for owners is available through Fire safety and external wall cladding.
Buying a Property With a Cladding Concern
A cladding issue does not create the same risk, cost or liability for every property. Buyers should investigate the available records and obtain independent advice before relying on a marketing statement, an incomplete strata record or a general building inspection.
- Confirm the identified material or system and the basis of that identification.
- Review council, fire-safety, consultant and owners-corporation records.
- Check whether an order, notice, assessment or remediation programme applies.
- Understand funding, levies, contracts, insurance and unresolved liabilities.
- Confirm the status of design, approvals, contractor procurement and anticipated works.
- Seek independent legal, financial, building and fire-safety advice.
This article does not provide legal, financial, insurance or fire-engineering advice. Property-specific decisions require the relevant professional review.
Who Is Responsible for Assessment, Design and Remediation?
Cladding remediation can involve separate parties for investigation, façade and fire advice, regulated design, construction, superintendent functions, certification, assurance and statutory decisions.
Owners and owners corporations
Maintain records, appoint appropriate advisers, make project decisions and meet applicable ownership and statutory obligations.
Fire and façade professionals
Assess the material, wall system, fire-safety context and technical response within their appointment and competence.
Design practitioners and consultants
Prepare or coordinate the required design information, specifications and declarations where the relevant framework applies.
Contractors
Deliver the agreed construction scope against the approved information, access plan, safety controls, inspections and quality requirements.
Certifiers and authorities
Perform the certification, approval, order or statutory functions assigned to them under the applicable pathway.
Superintendents and assurance roles
Administer, inspect or assure defined project requirements where appointed, without replacing the contractor or designer.
SCE Corp is NSW DBP registered. Where the framework applies, SCE ensures the construction work within its contracted control follows the approved designs, declarations, specifications, approvals and project requirements. Design, declaration, certification and statutory responsibilities remain with the appropriately appointed parties.
From Assessment to Recladding or Remediation
Recladding may involve partial or complete removal and replacement of an external wall system. The scope should follow the approved assessment and design rather than a generic product list or assumed square-metre rate.
Investigation and opening-up
Confirm concealed construction, interfaces, substrates, framing, membranes, fixings and information gaps.
Design and approvals
Develop the building-specific solution, regulated information, approvals, staging and inspection requirements.
Access and occupied-building controls
Plan scaffold, platforms, protection, communications, emergency access, weatherproofing, storage and workfaces.
Removal and replacement
Complete the approved construction sequence, including affected substrates, interfaces and temporary protection.
Quality records
Retain agreed delivery records, product evidence, photographs, inspections, variations, tests and defect close-out.
Handover and maintenance
Provide the required project documents, warranties from the relevant parties and ongoing maintenance information.
Eligible class 2 residential buildings may also need to consider the current NSW Government Project Remediate pathway.
Service, Project and Planning Pathways
This article explains the Australian cladding crisis. It supports—but does not replace—the assessment and construction service owners.
Australian Cladding Crisis FAQs
What is the Australian cladding crisis?
The Australian cladding crisis refers to the identification and management of buildings with combustible, banned, non-compliant or insufficiently documented external wall materials and systems. The issue involves building-specific fire-safety assessment, regulatory requirements, ownership records, insurance and finance considerations, design responsibilities and potential remediation.
Does combustible cladding automatically mean a building is unsafe?
No. NSW Government guidance states that the presence of external combustible cladding does not necessarily mean a building is a fire hazard. Risk depends on factors such as the material, amount, location, configuration, installation and the building’s wider fire-safety provisions. A building-specific assessment is required.
Which cladding products have attracted concern in NSW?
Concerns have included certain metal composite panels, including some aluminium composite panels with polyethylene-rich cores, and insulated cladding systems containing materials such as polystyrene, polyurethane or polyisocyanurate. Product names alone do not establish the risk or required response because the complete external wall system and application must be assessed.
How should owners check whether their building has a cladding issue?
Owners should review design and construction records, product information, fire-safety records, reports, notices and previous correspondence. Where combustible cladding may be present, NSW guidance recommends engaging an appropriately qualified fire-safety professional to inspect the cladding, consider the overall building fire safety and advise on any required action.
What should a buyer investigate before purchasing a property with a cladding concern?
A buyer should obtain the available strata, council, fire-safety, design, consultant, insurance and remediation records and seek independent legal, financial, building and fire-safety advice. The review should confirm the known material or system, any orders or notices, the assessment status, the proposed remediation pathway, funding arrangements and unresolved liabilities.
Who decides whether cladding is compliant or remediation is required?
The answer depends on the building, legislation, approvals and appointments. Fire-safety professionals, façade consultants, designers, registered practitioners, certifiers, councils, consent authorities and other authorities may have separate responsibilities. A construction contractor does not replace those roles.
What is recladding and when may it be required?
Recladding involves removing and replacing some or all of an existing façade system. It may be considered where the approved assessment or design identifies combustible, banned, non-compliant, defective or unsuitable materials or interfaces. The scope should follow the building-specific evidence, approved design, access strategy and statutory pathway.
What information should be provided to SCE for a suitability review?
Provide the property address, building use and class where known, photographs, available cladding or façade reports, fire-safety records, notices, drawings, product information, access constraints, occupancy requirements, approvals, programme and required outcome. SCE will assess whether the construction and coordination scope is suitable.
Provide the Building and Cladding Information
Send the property address, building use, photographs, available reports, fire-safety records, notices, drawings, product information, access constraints, occupancy requirements, approvals and required outcome. SCE will assess whether the proposed construction and coordination scope is suitable.