What is an EWS1 Form? A Complete Guide for Leaseholders and Buyers

If you're wondering, what is an EWS1 form and why it matters, this complete guide will help you understand everything you need to know.

In recent years, the EWS1 Form has become an essential document for leaseholders, buyers, and lenders when dealing with flats and apartments in multi-storey residential buildings.

What is an EWS1 Form?

An EWS1 Form — short for External Wall System Form — is a standardized certificate used to confirm that the external wall system of a residential building has been assessed for fire safety risks. It was introduced by the Royal Institution of Chartered Surveyors (RICS) in December 2019 in response to concerns raised after the Grenfell Tower tragedy.

The form is intended to provide reassurance to mortgage lenders, buyers, sellers, and leaseholders that a building's external walls meet acceptable safety standards, especially concerning cladding, insulation, and fire barriers.

Why is an EWS1 Form Important?

Following Grenfell, many buildings were found to have unsafe cladding or insufficient fire-stopping measures. Mortgage lenders became cautious about lending on flats in buildings without confirmation that their external wall systems were safe.

As a result, the EWS1 process became a critical requirement in property sales, remortgages, and valuation processes.

For Buyers - It provides confidence that the building is safe and that securing a mortgage is feasible.

For Leaseholders - It helps protect property values and can avoid costly delays in sales or remortgaging.

For Lenders - It mitigates the risk associated with providing mortgages on potentially unsafe buildings.

When is an EWS1 Form Required?

Originally, an EWS1 Form was requested for buildings over 18 metres (around six storeys) with cladding. However, guidance has evolved over time. An EWS1 Survey may be requested if:

The building is over 18 metres in height and has cladding or balconies.

The building is between 11–18 metres, particularly if it has cladding materials.

There are specific concerns about the external wall system, regardless of building height.

Importantly, an EWS1 is only needed if a mortgage lender specifically asks for it. It is not a legal requirement for all buildings.

Who Can Complete an EWS1 Form?

The EWS1 Form must be completed by a competent, qualified professional, typically a chartered fire engineer, surveyor, or architect with experience in fire safety assessments. Only individuals with appropriate insurance and professional standing can issue a valid EWS1 Form.

What Does the EWS1 Process Involve?

The process typically involves :

1. Visual Inspection: An external and internal inspection of the building’s cladding, insulation, and fire barriers.

2. Invasive Investigations: In some cases, materials behind the cladding are sampled and tested.

3. Risk Assessment: The professional assesses the fire risk posed by the external wall system.

4. Completion of the EWS1 Form: Based on the findings, the form is completed and issued with a rating.

Understanding EWS1 Ratings

The EWS1 Form provides a classification that indicates the safety of the building. The EWS1 Form has two main outcomes :

Option A

A1 : No combustible materials present.

A2 : Combustible materials are present but are unlikely to contribute to the spread of fire.

A3 : Combustible materials present with no adequate fire barriers; remedial work may be required.

Option B

B1 : Combustible materials are present, but the risk is sufficiently low that no remedial work is necessary.

B2 : Combustible materials are present, and remedial work is needed to address fire risk.

Ratings A1, A2, and B1 are generally considered "pass" ratings by lenders, while A3 and B2 might trigger requirements for remedial works before a sale or remortgage can proceed.

How Long is an EWS1 Form Valid?

An EWS1 Form is valid for five years, assuming no significant changes are made to the building’s external wall system during that time. However, if alterations are made, a new assessment may be required sooner.

Common Myths About EWS1 Forms

Myth: Every flat must have its own EWS1 Form.
Fact: The EWS1 Form applies to the entire building, not individual flats.

Myth: A building without cladding doesn’t need an EWS1.
Fact: Some lenders may still request an EWS1 for buildings without cladding if there are concerns about balconies, insulation, or other external elements.

Myth: If no EWS1 is available, a property cannot be sold.
Fact: Some lenders may proceed without an EWS1 if the building is deemed low risk, but sales can be delayed without it.

FAQs : What is an EWS1 Form?

Do all buildings need an EWS1 Form?

No. An EWS1 is only required if the lender requests it, and usually only for buildings with cladding or similar concerns.

How do I know if my building needs an EWS1 Form?

Check with your managing agent, freeholder, or mortgage lender. Many larger or newer buildings may already have one available.

Who pays for an EWS1 Survey?

The cost is typically covered by the building’s management company, although in some cases leaseholders may share the expense through service charges.

Can I arrange my own EWS1 Form?

No. EWS1 assessments must be commissioned by the building owner or managing agent, not individual leaseholders or buyers.

What happens if my building gets a B2 rating?

If the building receives a B2 rating, remedial works will likely be necessary before most lenders will agree to offer mortgages on flats within the building.