23 down
Sadness
as
building
terminally
fire-damaged
(5)
Sadness as building terminally fire-damaged (5)
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The definition is at the beginning of the clue.
How the clue works
The definition is Sadness. "Terminally" tells you to take the last letter of building, giving you G, then fire-damaged signals an anagram of FIRE, which gives you RIEF. Put them together and there's your answer.