5 Year Old EWS1 Forms Update
5 Year Old EWS1 Forms Update : Early EWS1 forms (issued from late 2019) are now hitting - or have passed - their five-year mark. Historically, EWS1s were expected to be relied upon for around five years. In April 2025, the finance industry clarified its position: lenders will not require a blanket re-issue simply because an EWS1 is older than five years.
Instead, reliance depends on whether the building’s external wall risk has materially changed and whether the original assessment remains a sound basis for lending. The emphasis has moved decisively to risk-based judgement under PAS 9980:2022, which sets the technical method for a Fire Risk Appraisal of External Walls (FRAEW) whenever there are concerns about an external wall system.
Practical Summary - 5 Year Old EWS1 Forms
If nothing has changed and the FRAEW/EWS1 conclusions still reflect the real risk, lenders may accept 5-year-old EWS1 forms.
If risk has changed (new information, deterioration, works, fire events), you should commission a FRAEW to PAS 9980 and, if appropriate, issue a new EWS1 to reflect the updated risk position.
First principles: what an EWS1 is - and isn’t
Form EWS1 is a standardised way for a building owner to confirm to valuers and lenders that a competent expert has assessed the external wall system (EWS) and attachments (e.g. balconies) for the likelihood of proportionate remediation to address fire safety risk.
It is not a life-safety certificate and it does not cover other building fire measures. The form presents the conclusion of a separate technical report (the FRAEW) prepared for the client (typically the building owner).
There are two decision routes on the form:
- Option A – where primary external wall materials are of limited combustibility or better (with appropriate cavity barriers).
- Option B – where combustible materials are present and a higher level of fire engineering expertise is required to judge risk and whether remedial works are needed.
Competence requirements differ between Option A and Option B (e.g. IEng/CEng fire engineers for Option B; and, for some sub-18m buildings, trained professionals who have successfully completed the RICS EWS Assessment Training Programme).
The “five-year validity” question - what actually happens when an EWS1 hits five years?
When the EWS1 process launched in 2019, forms were nominally given a five-year life on the assumption that defective cladding would be remediated within that timeframe. This five-year horizon influenced lender reliance policies and market expectations. (UK Finance)
RICS’ 3rd edition EWS1 (16 March 2022) explicitly notes that forms are valid for up to five years from the date of the form and must be reassessed if significant changes occur to the external wall or attachments. That is a crucial operational trigger for owners and agents: a five-year date is not an automatic expiry, but any material change means you should not continue to rely on the old conclusion.
RICS’ public FAQs reiterate that previous EWS1 versions (2019, 2021) are “valid for 5 years”, subject to lender policy and with the important nuance that owners can commission a new PAS 9980-based FRAEW which may change the EWS1 rating. In practice, this means reliance is both time-bounded and risk-contingent.
The April 2025 industry update: lenders’ stance on 5-year-old EWS1 forms
The Industry Statement on Cladding was updated in April 2025 by UK Finance and partners. Two points matter for owners, leaseholders and valuers:
EWS1 forms older than five years: there is no blanket requirement to re-issue purely because the clock passes five years. Lenders will consider whether the building’s risk position has materially changed and whether the original assessment remains a suitable basis for lending.
Invalid signatories and form quality: lenders will look closely at competence and whether the signatory met the published criteria at the time.
What this means for transactions: If a sale, remortgage or staircasing lands after the EWS1’s five-year anniversary, expect a valuer/lender to ask:
- Has anything changed in the façade (materials exposed, damage, balcony retrofits, failed cavity barriers discovered, poor workmanship uncovered, etc.)?
- Have there been new alerts, advisories, or test data affecting the materials?
- Have works been completed that alter the risk?
If the answer to any is “yes” or “unsure”, the prudent route is a fresh FRAEW compliant with PAS 9980 and, if required, a revised EWS1 to reflect today’s risk.
PAS 9980 and the rise of the FRAEW
PAS 9980:2022 is the technical code of practice that sets out a consistent, risk-based methodology for Fire Risk Appraisals of External Walls (FRAEW) in existing multi-occupied residential buildings. It shifts the conversation from paper compliance to professional judgement of real risk and proportionate mitigation.
Government guidance and funds (e.g. the Building Safety Fund) now explicitly reference and require FRAEWs carried out to PAS 9980 to determine remediation scope and eligibility. From a dutyholder standpoint, if your building triggers concerns, a PAS 9980 FRAEW is the recognised route to establish the level of risk, necessary interim measures and longer-term remediation.
When does a FRAEW become necessary?
You should obtain a FRAEW when there are concerns that fire could spread via the external wall system - due to combustible components, missing or poorly installed cavity barriers, cladding configuration/geometry, or where new information casts doubt on earlier conclusions.
In short: if risk is suspected or uncertain, commission a FRAEW and base decisions (including whether to issue a new EWS1) on that appraisal.
Important: The EWS1 form itself directs assessors to investigate the façade in accordance with PAS 9980 and defines “fire risk” by reference to PAS 9980. So, the FRAEW is not a parallel process - it is the underpinning analysis behind any credible EWS1 conclusion.
5-year-old EWS1 forms: practical scenarios
1) No changes since the original assessment; the building remains well-managed
Possible outcome: Lenders and valuers may continue to rely on the 5-year-old EWS1, especially if accompanied by a statement from the Responsible Person confirming no material changes and routine inspections/maintenance records to support that position. (UK Finance)
2) Minor works or maintenance have occurred (e.g. balcony decking replacement)
Action: Re-review the attachments section and original assumptions. If materials or detailing differ, commission a targeted FRAEW update to confirm risk remains low or to specify proportionate mitigations. If conclusions change, update the EWS1 (A1/A2/A3 or B1/B2).
3) New evidence of risk (e.g. exposed combustible insulation, missing barriers)
Action: Commission a full FRAEW in line with PAS 9980; adopt interim measures as recommended; and plan proportionate remediation. A new EWS1 will be required once the risk position and measures are confirmed.
4) Remediation completed since the original form
Action: Where the EWS1 rating should change (e.g. from B2 to B1/A-route), the form should be re-issued with the new rating and new date to reflect the improved risk profile.
Competence and signatures: lenders are checking
Option B sign-offs (where combustible materials are present) require higher fire engineering competence (e.g. IEng/CEng with IFE or equivalent). Lenders are increasingly verifying that the signatory met competence criteria at the time and that the FRAEW followed PAS 9980. Where competence is not evidenced, reliance is likely to be challenged, regardless of the age of the form.
How lenders/valuers now use 5-year-old EWS1 forms
Valuers will reference the Industry Statement alongside RICS guidance and the individual lender’s policy. Expect targeted due diligence on:
- Date and rating (A1/A2/A3 or B1/B2)
- Underlying FRAEW and scope (sampling strategy, opening-up, testing)
- Change control since the form date (works, incidents, deterioration)
- Competence of the original signatory and today’s assessor (if updated) (UK Finance)
Where a form is older than five years but risk has not changed, some lenders may accept it with corroboration (e.g. Responsible Person’s statement and fire risk assessment updates). Where risk has changed, or cannot be evidenced, lenders will expect a new PAS 9980 FRAEW and, as appropriate, a re-issued EWS1.
Owner/agent action plan when your EWS1 turns five
Audit change: Collate records since the form date - repairs, balcony works, incidents, inspections, FRA updates.
Screen for triggers: If any credible risk triggers exist, commission a PAS 9980 FRAEW. (BSI Group)
Engage the right competence: Ensure the FRAEW assessor and any EWS1 signatory meet Option A/B criteria.
Update the EWS1 only when needed: If the FRAEW confirms unchanged/low risk, your five-year-old EWS1 may still be usable. If conclusions change, re-issue. (UK Finance)
Keep a lender-ready pack: EWS1 (current or historic), FRAEW report, fire strategy/FRAs, management/inspection records, and statements explaining why reliance remains appropriate.
How PAS 9980 / FRAEW integrates with the wider regulatory landscape
After the Fire Safety Act 2021 and supporting guidance, Responsible Persons must ensure their fire risk assessment appropriately considers external walls.
PAS 9980 provides the method for that part of the assessment (the FRAEW). Government guidance and funding routes (e.g. Building Safety Fund) explicitly require PAS 9980 methodology to determine eligibility and scope.
In other words: when in doubt, do a FRAEW to PAS 9980 and let that drive proportionate decisions, including whether to re-issue an EWS1.
FAQs: 5-Year-Old EWS1 Forms
Q1. Do 5-year-old EWS1 forms “expire” automatically?
A. No blanket expiry. Lenders will not automatically require a re-issue solely because an EWS1 is more than five years old. They will look at whether risk has changed and whether the original assessment remains reliable.
Q2. Why was five years used in the first place?
A. When EWS1 launched (2019), forms were nominally given a five-year life on the assumption remediation would be done within that period. That convention shaped market practice but did not create a hard legal expiry.
Q3. What does RICS say about validity periods?
A. The RICS EWS1 3rd edition (16 March 2022) states the form is valid up to five years and should be reassessed if significant changes occur to the external wall or attachments.
Q4. If my five-year mark has passed but nothing has changed, can I still rely on the form?
A. Potentially yes - subject to lender policy and evidence that risk is unchanged (e.g. management records and updated FRAs). Some lenders accept older forms where the risk position is demonstrably stable.
Q5. When must I commission a new assessment?
A. If there are material changes (works, deterioration, new information about materials, missing barriers found) or if the original competence or scope is in doubt, commission a FRAEW to PAS 9980 and update the EWS1 if conclusions change.
Q6. What is a FRAEW and who can do it?
A. A Fire Risk Appraisal of External Walls (FRAEW) is the structured, risk-based analysis of the façade under PAS 9980. It should be carried out by competent professionals with the right qualifications/experience (and IEng/CEng fire engineers for Option B contexts).
Q7. Does PAS 9980 “require” a FRAEW whenever cladding is present?
A. PAS 9980 provides the method for appraising external wall risk. If there are concerns about the EWS (combustibility, missing barriers, configuration), the recognised route is to undertake a FRAEW to PAS 9980 and make proportionate decisions based on that appraisal. Government guidance and funds now expect PAS 9980-based FRAEWs where risk is in question.
Q8. Our building completed remediation. Should we re-issue the EWS1?
A. Yes. If the risk outcome has changed (e.g. from B2 to B1/A-route) following works, the EWS1 should be re-issued with a new date and updated rating.
Q9. The original EWS1 signatory’s competence is being queried. What now?
A. In light of the issues following the expulsion of Adam Kiziak of Tri Fire, lenders have increased their scrutiny of competence. As a consequence, lenders may decline reliance if competence is unclear. Commission a new FRAEW with a demonstrably competent team and re-issue the EWS1 accordingly.
Q10. Is the EWS1 a life-safety certificate?
A. No. It’s a lending/valuation tool summarising the façade risk position and likely need for proportionate remediation; life-safety compliance still depends on the building’s overall fire risk assessment and management.
Practical checklist for 5-year-old EWS1 forms
- Confirm changes since issue: façade works, balcony alterations, damage, delamination, barrier failures, etc.
- Revisit the fire risk assessment: ensure the external wall section aligns with PAS 9980 conclusions.
- Commission FRAEW where concerned: use PAS 9980; gather opening-up and test evidence as needed. (BSI Group)
- Evidence competence: keep CVs, memberships (IFE/RICS/CABE, etc.), and PI cover on file for both the FRAEW author and EWS1 signatory.
- Keep the paper trail: original EWS1, FRAEW(s), remediation records, contractor QA, O&M manuals, inspection logs.
- Prepare a lender pack: a concise narrative explaining whether and why reliance on a 5-year-old EWS1 remains appropriate - or, if not, attach the new FRAEW + EWS1.
Conclusion - 5 Year Old EWS1 Forms
Five years is no longer a cliff-edge for EWS1 reliance. The market is now aligned around a risk-based, PAS 9980-led approach: if your external wall risk is stable and well-evidenced, many lenders will accept 5-year-old EWS1 forms.
If risk has changed, or cannot be evidenced, commission a FRAEW and update the EWS1 accordingly. That is the cleanest path to safe occupation, regulatory compliance and a smoother valuation/lending process.
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If you’re unsure whether your five-year-old EWS1 can still be relied upon - or whether a FRAEW is required - engage a specialist team with demonstrable competence under PAS 9980 and the EWS1 Option A/B criteria to guide you swiftly through reassessment and any proportionate remediation planning.
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For further information on Fire Risk Assessment, Retrospective Fire Strategies, FRAEWs or advice in respect of your obligations as a building owner, developer or manager, please contact :
Sarah Taylor
Business Support Manager
Building Surveying
London