EWS1 Form for Cladding External Wall Systems
Despite widespread misconceptions, obtaining an EWS1 form is not a statutory legal requirement in England and Wales. It is a commercial valuation tool created by the Royal Institution of Chartered Surveyors to assure mortgage lenders that the external wall system of a residential building has been rigorously assessed for fire safety. While building owners must manage fire risks under the Building Safety Act, no law requires them to obtain an EWS1 certificate. However, because banks rely on them to calculate financial risk, you will need one to proceed with your transaction.
The exact lending criteria can vary between different mortgage lenders. Generally, an EWS1 form is required for flats in buildings over 18 metres tall that have exterior cladding, combustible insulation, or stacked combustible balconies. It is also routinely required for mid-rise buildings between 11 and 18 metres if a significant portion of the exterior is clad in dangerous materials, such as aluminium composite panels. Flats in buildings under 11 metres rarely require an assessment unless a severe fire safety hazard is present.
The issues around the EWS1 form always come to light when you are buying, selling, or remortgaging a leasehold flat. In this article, we will explain what the form is, how to get one, what happens if the rating is bad, and what to do when they expire.
Essential EWS1 form facts
- The external wall system includes all exterior elements of a building, such as cladding, balconies, insulation, and fire breaks.
- The EWS1 form proves to lenders and buyers that these external walls have been professionally assessed for fire safety.
- It was introduced following the Grenfell disaster to identify and remove combustible cladding from blocks of flats.
- Higher risk buildings are typically over 18 metres or seven storeys, but safety regulations often apply to buildings over 11 metres.
- An EWS1 certificate is not a legal requirement, but mortgage lenders almost always demand one for buildings over 11 metres.
- The EWS1 certificate remains valid for five years, regardless of any changes to EWS1 requirements.
- If remedial works are flagged, the building owner must complete them before a mortgage lender will approve your loan.
- The EWS1 survey is a financial valuation tool. It is not a life safety certificate and does not replace a full fire risk assessment.
- Major lenders will reject certificates issued by Mr Adam Kiziak and Tri Fire due to ongoing investigations into fraud and malpractice.
What is an EWS1 Form?
A Form EWS1 External Wall Fire Review is a cladding survey completed by a specialist surveyor on behalf of the freeholder or management company to identify if the materials used in the external walls are combustible on residential blocks of flats. The materials which pose the greatest risk are:
- Aluminium composite materials (ACM)
- Metal composite materials (MCM)
- High-pressure laminate (HPL) panels.
These fire risks are being made safe across the country, and there has been a hot dispute over who should pay. There are now protections in place for many leaseholders.
Still, your lender needs to know whether the building is at risk of burning down and, if so, whether the remediation costs are accounted for when deciding whether to lend you mortgage funds against the property.
| Define 'Cladding' | A covering or coating on a structure. For example, a house may be clad in wooden planks. 'A house with wooden cladding'. |
| Define 'Remediation' | The act of remedying something. Fixing a problem or preventing an issue from arising. For example, the remediation of flammable cladding may involve removing and replacing it with non-combustible materials. 'Remediation costs will be expensive but are essential to the safety of residents.' |
When is an EWS1 Form required?
While the form is not a legal requirement, most lenders follow RICS cladding guidance with EWS1 requirements on their lending for certain residential buildings:
Buildings over 11 metres (six storeys) need Form EWS1 if
- There is cladding or curtain wall glazing on the building.
- There are balconies which stack vertically above one another, and the balustrades and decking are constructed from combustible materials, or the decking is constructed from combustible materials, and the balconies are linked by combustible materials (such as timber).
Buildings of five or six storeys need Form EWS1 if
- There is a significant amount of cladding on the building (one-quarter when viewing the whole elevation from ground level).
- The building has ACM, MCM or HPL panels.
- There are balconies which stack vertically above one another, and the balustrades and decking are constructed from combustible materials, or the decking is constructed from combustible materials, and the balconies are linked by combustible materials (such as timber).
Buildings of four storeys or fewer need Form EWS1 if
- The building has ACM, MCM or HPL panels.
Do not include a basement when counting storeys; they should be counted from the ground level upwards. Do include a roof terrace, but not plant rooms, etc. Further guidance can be found at Gov.UK
Statistics: EWS1 or equivalent lender data on mortgage valuations
Between January 2024 and March 2024, six major UK lenders reported 44,000 mortgage valuations for flats. Building height remains the primary factor determining whether a mortgage lender requires an EWS1 form.
- All flats: Lenders required an EWS1 form in 9% of all mortgage valuations.
- Seven storeys and above: Lenders required an EWS1 form in 46% of valuations.
- Five to six storeys: Lenders required an EWS1 form in 23% of valuations.
- One to four storeys: Lenders required an EWS1 form in 2% of valuations.
Source: Department for Levelling Up, Housing & Communities
What do the lenders require?
Mortgage lenders have different requirements when it comes to what they want your solicitor to do for them. You can find your lender's specific requirements by visiting UK Finance and reviewing the Mortgage Lenders' Handbook. Here is an example of what Barclays want:
Section: 5.14.17b Does the lender have any specific instructions about building safety?
We have requirements for properties that have external wall systems (often generically termed cladding) that require remediation under the Building Safety Act 2022.
Properties with external wall systems that require remediation will have an EWS1 rating of A3 or B2. Where you are made aware a property has one of these ratings there is a requirement for you to report this to us.
Source: UK Finance: Mortgage Lenders' Handbook for Barclays Bank Plc
Partner & Head of Conveyancing
When do you not need an EWS1 form?
Many major lenders no longer require the form if you can prove the liability for remediation lies with a third party in any one of three scenarios:
- The developer has committed to remedying the issue themselves.
- The building is covered by the Cladding Safety Scheme or the Building Safety Fund.
- The leaseholder has a deed of certificate to prove the leasehold is protected under the Building Safety Act.
The EWS1 process is designed for residential properties, including blocks of flats. This includes privately owned and rented flats, housing associations, social housing, student accommodation, dormitories, assisted living, care homes, and houses in multiple occupation.
It does not apply to short-term accommodation such as hotels. It applies to an entire building, so it may be required in mixed-use scenarios when a hotel shares a building with residential flats.
New builds constructed in accordance with current building regulations do not require an EWS1. The building owner must provide the relevant building regulations certificates and compliance documents to satisfy the mortgage lender's requirements.
What is the EWS1 process for buyers?
The seller provides the EWS1 form, obtaining it from the freeholder or managing agent as part of the Leasehold Information Pack. This management pack should also contain the building Fire Risk Assessment and Asbestos Report.
Obtaining a leasehold management pack routinely takes two to four weeks. If the documentation arrives incomplete or lacks the EWS1 form, the entire conveyancing transaction stops. Missing leasehold paperwork represents one of the most common delays preventing the exchange of contracts.
A buyer cannot contact the freeholder or managing agent directly. Under data protection regulations, managing agents will only communicate with the registered property owner and their solicitor. Buyers must instruct their conveyancer and estate agent to press the seller to establish whether an EWS1 form exists or to confirm when the freeholder intends to instruct a qualified surveyor.
What can be done if an EWS1 is missing?
Neither buyer nor seller can commission the EWS1 survey. As a buyer, you will have to decide whether you can wait for the matter to be resolved or cut your losses and hunt for another home.
RICS states: "The seller can request that their building owner or managing agent commission an EWS assessment and/or enquire as to the make up of the wall system. The building owner or managing agent is responsible for confirming what materials are on their building. With respect to the EWS1 form, the person responsible for the building needs to confirm what the wall system is made up of and whether an assessment is required."
In cases where the freeholder or managing agents do not have the form, they will need to instruct a surveyor to survey the external wall construction, which can take 3 to 5 weeks. The building's responsible person is legally required to have an up-to-date Fire Risk Assessment that considers the external wall system. If the FRA is out of date and a required external wall system form has not been obtained for the building by now, this is a huge red flag for the buyer and may be enough to put you off buying a property in the building altogether.
If your building owner refuses to undertake the necessary assessment, either because they will not acknowledge their responsibility or they are unreachable, contact your local council for further advice and report the issue to the local fire and rescue service.
Form EWS1 flagged in mortgage valuation example
"Our valuations are reported on the basis of material valuation uncertainty as per VPS 3 and VPGA 10 of the RICS Red Book Global. Consequently, less certainty and a higher degree of caution should be attached to our valuation than would normally be the case. We recommend that you keep the valuation of this property under frequent review. Refer to Valuation & Market Comment."
"The external wall system, including any cladding and any attachments (if applicable) for the subject block, require review. It is necessary to provide a completed EWS1 form to the lender to confirm the status of the external wall system and any applicable attachments. The form must be prepared by a suitably qualified independent professional advisor with the level of expertise described in the notes on the EWS1 form."
"The EWS1 form is for the benefit of the Client Organisation it is addressed to only and this means that: If the information turns out to be incorrect, we are not responsible if you rely on it. We are not responsible for the contents of the form or for any losses which you may incur on relying on the information in it. You cannot claim against us, the valuer or the person who has prepared the form. Your legal adviser must obtain a copy and explain the limitations of this form. "
Whilst the lender is flagging this, it is also in the buyer's interest to ensure external materials are non-combustible, both for their safety and for the potential impact on the value of the leasehold property in the future. Following the devastating Grenfell Disaster, the value of leaseholds with combustible external materials is lower than that of those without. Learn more: Dangerous Cladding: Is your Flat Still Saleable?
CEO of SAM Conveyancing
What is the EWS1 rating system?
Surveyors rate external wall materials using two primary categories. Option A applies when external wall materials are unlikely to support combustion, and Option B applies when combustible materials are present. Each option contains specific subcategories.
Option A: External wall materials unlikely to support combustion
The surveyor will select one of three outcomes under Option A:
- A1: No attachments to the external wall contain significant quantities of combustible materials. This is the optimal result for buyers, confirming there are no fire safety issues.
- A2: An appropriate risk assessment of the external wall attachments confirms no remedial works are required. This is also a good result for buyers, confirming that the risk is acceptable and no remedial works are needed.
- A3: Neither option A1 or A2 apply, but remedial works are required. The assessor must notify the client organisation that the building fire risk assessment requires an immediate review to assess survey findings and establish interim safety measures. This creates serious obstacles for buyers, as mortgage lenders will pause lending until the freeholder provides a fully costed remediation plan and a confirmed completion schedule.
Option B: Combustible materials are present
This rating indicates the surveyor found combustible materials within the external walls. The surveyor must select one of two outcomes:
- B1: The fire risk is sufficiently low that no remedial works are required. Mortgage lenders will typically approve loans on B1 properties because the existing materials pose an acceptable safety risk.
- B2: The fire risk is high enough to require remedial works. Mortgage lenders will pause the purchase until the freeholder provides a formal letter confirming a fully costed remediation plan and completion schedule.
Expert tip: A B2 rating does not automatically stop your purchase
While most lenders refuse to lend on B2 properties, certain banks will proceed if the freeholder provides a letter of comfort. This document must confirm that the freeholder acknowledges their responsibilities for the Fire Risk Assessment and has a clear plan to complete the remedial works. Securing a mortgage under these conditions often requires a specialist broker.
A mortgage valuation may return a nil valuation if the valuer requires further information before an assessment can be made. This does not mean the property is worthless or unsellable.
CEO of SAM Conveyancing
What is meant by remediation?
To remedy the fire risks identified in an A3 or B2 rating, the freeholder must remove and replace the dangerous external materials. This process involves instructing specialist contractors to strip away combustible cladding, timber balconies, or unsafe insulation and install compliant, non-combustible alternatives. The freeholder must also ensure that appropriate fire cavity barriers are installed correctly to prevent the spread of fire between floors. Once the remediation work is complete, the building will require a new EWS1 assessment to secure a compliant rating for future mortgage lending.
How long does a Form EWS1 External Wall Fire Review last?
The form is valid for up to 5 years from when the RICS surveyor signed it. This allows any transaction in the block or building during the five-year window to use the same form.
It must be updated every five years to capture maintenance, renovation or adaptation work done during that period. If substantial works are completed within the five-year period, which would affect the original conclusions, a new EWS1 certificate will be required to reassess the new external wall system.
Can any surveyor undertake a Form EWS1 survey?
The surveyor who undertakes the survey must have specific qualifications, and the two options have different qualification requirements.
Option A qualifications
To sign off on Option A, the signatory requires the expertise to identify the relevant materials within the external wall and its attachments. They must also determine whether fire-resistant cavity barriers and fire-stopping measures have been installed correctly. This does not necessarily require expertise in fire engineering, but the signatory must be a qualified member of a relevant professional body within the construction industry.
Option B qualifications
Option B demands a higher level of expertise in assessing the fire risk presented by external wall materials. The signatory must meet one of the following criteria:
- Institution of Fire Engineers members: The signatory must be a Chartered or Incorporated Engineer with full membership of the institution. Check online: Find an IFE Professional
- Other professional bodies: Professionals who are not members of the Institution of Fire Engineers must be a qualified member of a relevant professional body dealing with fire safety and construction products. They must hold an actual or equivalent status to a Chartered or Incorporated Engineer.
- Buildings under 18 metres: For buildings where the top floor is less than 18 metres above ground level, excluding storeys consisting exclusively of plant rooms, a qualified member of an eligible professional body can sign the form if they have successfully completed the RICS EWS Assessment Training Programme.
Can a mortgage surveyor undertake the survey?
Mortgage valuation surveyors cannot conduct an EWS1 assessment. Mortgage valuers inspect the property strictly for lending security, lack specialist fire engineering qualifications, and face a clear conflict of interest.
What happens during the EWS1 survey?
The assessor follows the PAS 9980 methodology to evaluate the risk of external fire spread. The survey reviews original construction drawings, architectural specifications, and photographic records of the cladding, cavity barriers, and insulation.
When paperwork is inconclusive, the surveyor conducts intrusive physical inspections across multiple building locations. This involves drilling inspection holes and removing exterior panels to examine the hidden materials and ensure the entire wall system meets current safety standards.
What is the cost of an EWS1 form?
The cost to commission an EWS1 survey ranges from £6,000 to £28,000, and complex buildings can exceed £50,000. The final price depends on building size, location, and the level of intrusive testing required by the surveyor. Taller buildings incur additional expenses because inspectors require access equipment, such as scaffolding or cherry pickers, to examine the external walls.
Individual leaseholders cannot commission an EWS1 survey for their specific flat. The legal responsibility for arranging and paying for the assessment falls on the building owner or freeholder. However, depending on the lease terms and the leaseholder's qualifying status under the Building Safety Act, the freeholder may pass a portion of this assessment cost on to leaseholders through the annual service charge.
What happened with Mr Adam Kiziak and Tri Fire?
Adam Kiziak was a fire engineer operating the surveying firm Tri Fire. In August 2024, the Institution of Fire Engineers suspended him for lacking professional indemnity insurance and failing to meet professional competency standards. The institution later expelled him following investigations into unethical conduct, including allegations of forging signatures on EWS1 certificates.
Tri Fire issued an estimated four thousand EWS1 certificates. Following the suspension, major UK mortgage lenders, including Nationwide, HSBC, NatWest, and Virgin Money, stopped accepting EWS1 forms issued by Adam Kiziak or Tri Fire. This situation left thousands of leaseholders with unmortgageable properties. If your building holds an EWS1 certificate from Tri Fire, mortgage lenders will reject your buyer. The freeholder or building management company must commission a new assessment from a qualified, registered fire engineer to satisfy lender requirements.
Partner & Conveyancing Solicitor
Key changes to EWS1 requirements in 2022
The EWS1 form was updated in 2022 following government building safety announcements, replacing the withdrawn Consolidated Advice Note with the PAS 9980 methodology. The document is now electronic and features version control.
Forms signed before the introduction of the new methodology remain valid for five years from their original signature date. Your conveyancing solicitor must check individual mortgage lender policies, as some banks refuse to accept older versions of the form. Building owners can voluntarily commission a new assessment under PAS 9980, though this new survey might score differently from the original.
New government announcements regarding EWS1 requirements do not make existing EWS1 certificates obsolete or invalid. If a building holds multiple EWS1 forms, the building owner is responsible for clarifying which form is current, whether the assessment remains required, and why multiple documents were produced.
How will EWS1 requirements change in the future?
Under the PAS 9980 code of practice, all legally required fire risk assessments will include an FRAEW (Fire Risk Appraisal of External Walls). RICS anticipates that the need for separate EWS1s will decline once all buildings have this assessment.
Frequently Asked Questions
Andrew Boast FMAAT is a qualified accountant, conveyancing specialist and author with over 25 years of experience in the UK property sector. Since beginning his career in 2000 within established SRA and CLC-regulated conveyancing solicitor firms, Andrew has overseen the legal journeys of more than 75,000 clients.
He is the self-published author of the first-time buyer guide: How to Buy a House Without Killing Anyone, and a frequent contributor to mainstream UK media on legislative updates, property law, first-time buyer guides, conveyancing best practices, and stamp duty changes. Andrew specialises in resolving complex title issues, property conflict disputes, and property tax options, streamlining the enquiry process to reduce transaction times and maintaining a client-friendly focus.
Amanda Ambler is a highly accomplished conveyancing specialist with over 15 years of dedicated experience across residential property law, legal compliance, and practice management. Having held senior roles, including Head of Legal Practice and Head of Conveyancing at established UK law firms, Amanda possesses a profound, hands-on understanding of the technical intricacies of the property market.
As the designated Legal Content Reviewer for SAM Conveyancing, Amanda ensures that every guide, legal update, and resource published meets the absolute highest standards of accuracy, regulatory compliance, and factual integrity. Her rigorous review process guarantees that complex property legislation and industry processes are communicated clearly, transparently, and safely for home buyers and sellers alike.
