Two years on from the Grenfell Tower fire, there's a warning it could take another twenty before anybody is held to account for the blaze.
Seventy-two people died when the high-rise block in London went up in flames on 14 June 2017.
An argument over who is responsible for the flammable cladding on the building's exterior has led to the material remaining on other tower blocks.
Chartered surveyor Jeff Platt, who chairs property tribunals, told talkRADIO: "Unless the government does something radical, litigation could be going on for years - five, ten, fifteen. It could be more than twenty."
Police have admitted criminal charges over the disaster cannot be guaranteed.
A 180-strong team are looking into potential offences of gross negligence manslaughter, corporate manslaughter and breaches of health and safety.
"Who do you try to prove was liable?", Mr Platt added.
"The developer, the subcontractors, the cladding manufacturers, the installers, the architect or the building control people who signed it off?"
At least 17 families remain in temporary accommodation on the second anniversary of the fire.
Survivors have told talkRADIO they continue to suffer nightmares, flashbacks and long-term mental and physical effects.
Victims will be honoured at events in the community. A service at St Helen's Church in north Kensington takes place at 11am.
Bereaved families will lay wreathes at the foot of the tower at 6:15pm and a silent walk will begin at 7:45pm.
10 Downing Street was lit up in green overnight in memory of those who lost their lives.
A fire in the kitchen of a fourth floor flat just before 1am on 14 June 2017 quickly spread to the outside of the building, tearing through flammable cladding to the top of the 24-storey block