A Surrey resident finds herself financially trapped in her apartment after fire safety certification issues made her property effectively unsellable. The case illustrates how post-Grenfell building safety reforms have created unintended consequences for property owners across the country.
Sharon Naidoo purchased her flat at The Courtyard development in Camberley with the expectation of eventually selling to fund her retirement move to Bracknell. Instead, she faces an impossible choice between paying essential bills or buying food, while unable to access the equity in her home.
Fire safety certification
Following the 2017 Grenfell Tower tragedy, comprehensive building safety inspections became mandatory for many residential developments. These assessments determine whether properties require external wall system certificates (EWS1 forms) before mortgages can be approved.
At The Courtyard, the initial assessment by fire engineering company Tri Fire concluded the buildings were safe. However, concerns later emerged about the reliability of certificates issued by the company’s engineer, Adam Kiziak. These doubts prompted mortgage lenders to withdraw offers, effectively freezing the property market for affected developments.
When developer Crest Nicholson reviewed the original fire safety reports, it concluded the assessments were inadequate. The company commissioned new evaluations, which determined that substantial remediation work was needed both inside and outside the apartment blocks.
The necessary safety improvements are scheduled to begin in autumn 2026, with completion potentially extending into 2027 or beyond. For current residents, this timeline offers no immediate relief from their financial predicament.
Financial strain on residents
The safety concerns have created multiple financial pressures for property owners who must now pay substantial ongoing security and maintenance costs while property values remain depressed. As a result, some residents report having to choose between paying service charges and purchasing basic necessities.
The buildings require expensive 24-hour “waking watch” patrols to monitor for fire risks, costs that are passed to residents through service charges, and additional fire alarm systems and safety equipment add to maintenance expenses.
Missing legal documentation, such as ground rent variation agreements, have further complicated sale processes.
Mortgage market impact
The certification issues have created a cascade effect through the property financing system. Even when developers provide “letters of comfort” promising to complete necessary safety work, many lenders remain unwilling to offer mortgages on affected properties.
This caution reflects the complex liability questions surrounding building safety and the potential for costly remediation work that could affect property values. The result is an effective market freeze that has prevented both sales and purchases.
Wider industry implications
The Courtyard situation reflects broader problems affecting apartment developments nationwide. The post-Grenfell regulatory environment has revealed safety issues across thousands of buildings, but the remediation process has been slow and expensive.
Some leaseholders find themselves caught between necessary safety improvements and immediate financial pressures. While the intention behind enhanced safety standards is clearly beneficial, the implementation has created severe hardship for many residents who cannot afford to wait years for resolution.