Do EWS1 Forms Expire?

If you are buying, selling or refinancing a flat, you have probably asked the question: Do EWS1 forms expire?

The short answer is yes. An EWS1 form remains valid for up to five years from the date of signature, unless significant changes occur to the external wall system in the meantime.

However, the practical answer is more nuanced. Lenders, valuers and building owners often misunderstand how validity works. In this guide, we explain exactly how long an EWS1 lasts, when it becomes invalid, and what you should do if your form approaches expiry.

We also reference the current 3rd edition of the EWS1 form issued 16 March 2022 so you can see how the rules operate in practice.

What Is an EWS1 Form?

The EWS1 form was introduced following the Grenfell Tower tragedy to provide a standardised way for valuers and lenders to understand the fire risk posed by a building’s external wall system.

The form confirms that a competent professional has assessed:

The primary external wall materials, such as cladding, insulation and filler materials

Attachments including balconies

The overall fire risk posed by those elements

The current form clearly states that it:

Applies to the external wall system only

Is not a life safety certificate

Does not confirm that other fire safety works are unnecessary

That distinction matters. An EWS1 does not replace a Fire Risk Assessment. It addresses a specific issue: external wall fire risk.

Do EWS1 Forms Expire?

Yes. The 3rd edition of the EWS1 form states:

“This EWS1 Form will need to be reassessed if any significant changes occur to the external wall or attachments of the building, and is valid for up to 5 years from the date of the form.”

This means:

The form remains valid for five years from the date of signature

After five years, it expires

If significant external wall changes occur before that, it may become invalid earlier

There is no rolling renewal mechanism. The five year period runs from the original signature date.

Why Five Years?

The five year validity reflects a balance between:

The need for stability in lending and valuation

The fact that buildings can change over time

The potential deterioration or alteration of cladding systems

Fire risk is not static. Materials weather. Attachments get replaced. Remedial works take place. Cavity barriers may be disturbed. A five year review cycle ensures the assessment remains reasonably current.

What Counts as a “Significant Change”?

The form requires reassessment if “any significant changes occur to the external wall or attachments”

In practice, this includes:

Removal or replacement of cladding

Installation of new balconies

Changes to insulation systems

Retrofitted façade elements

Remedial works following a B2 rating

Discovery of previously concealed combustible materials

Minor repairs usually do not invalidate the form. Major façade works almost certainly will.

If you are a freeholder or managing agent planning works, you should assess the impact on your existing EWS1 before proceeding.

Do Older EWS1 Forms Expire Differently?

Earlier editions of the form also operate on a five year basis.

The 3rd edition confirms that previous edition forms “remain valid for a period of five years from the date of signature”.

So if your building obtained an EWS1 in:

2020 – it likely expires in 2025

2021 – it likely expires in 2026

2022 – it likely expires in 2027

You should check the actual signature date, not the issue year.

Option A vs Option B: Does Expiry Differ?

No. Both Option A and Option B forms follow the same five year rule.

The difference between them lies in fire risk complexity:

Option A applies where materials are unlikely to support combustion

Option B applies where combustible materials are present and a more detailed fire risk assessment is required

Option B requires higher professional competence. In many cases this means a Chartered or Incorporated Engineer with appropriate fire engineering expertise.

Regardless of rating A1, A2, A3, B1 or B2, the five year expiry period still applies.

What Happens When an EWS1 Expires?

When the five year period ends:

Lenders may refuse to rely on the expired form

Valuers may downvalue the property

Sales can collapse

Refinancing may be delayed

In practice, many transactions stall weeks before completion because the building owner has not planned ahead.

If you manage a block with an EWS1 issued in 2021, you should now schedule reassessment to avoid disruption in 2026.

Can a Lender Reject a Valid EWS1?

Yes.

Even if your form is technically valid within five years, a lender can:

Question the competence of the signatory

Request confirmation of Professional Indemnity Insurance

Seek clarification if works have occurred

Request the supporting PAS 9980 report

The form states that the signatory must provide a separate report to the client organisation in accordance with PAS 9980.

That report does not automatically go to lenders, but it may become relevant if concerns arise.

Does an EWS1 Automatically Renew?

No.

There is no automatic extension. At five years:

The building must be reassessed

A new form must be signed

The five year clock restarts

You cannot simply reissue the old document.

Do Remedial Works Reset the Clock?

Yes.

If you undertake cladding remediation or façade replacement, you must:

Reassess the external wall system

Issue a new EWS1 reflecting the updated risk profile

The new form will have a new signature date and a new five year validity period.

This frequently occurs where buildings move from B2 to B1 following remediation.

What About Administrative Revisions?

The form distinguishes between:

Administrative corrections

Rating changes following works

If a revision is solely administrative, for example correcting a postcode, the original “Date of form” remains valid.

If the rating changes due to works, the date must be amended.

That distinction affects expiry.

Does the EWS1 Form Expire If Ownership Changes?

No.

The form applies to the building, not the leaseholder. If you sell your flat, the same EWS1 remains valid for the new owner until it reaches five years or becomes invalid due to changes.

How Does PAS 9980 Fit Into Expiry?

The EWS1 investigation must follow PAS 9980 principles.

PAS 9980 emphasises:

Risk based assessment

Consideration of mitigation measures

Proportionate remediation

If new guidance, evidence or building data emerges that materially affects risk assessment, a reassessment may be prudent even before formal expiry.

Competence and Expiry Risk

Only appropriately qualified professionals can sign the form.

The form’s notes specify higher competence requirements for Option B assessments.

If the signatory loses professional standing, retires, or their PI insurance lapses, lenders may question reliance on the form even if it remains within five years.

As a building owner, you should:

Retain copies of signatory credentials

Confirm membership status

Store the supporting PAS 9980 report

Strategic Advice for Freeholders and Managing Agents

If you manage residential blocks, treat EWS1 expiry as an asset management issue.

You should:

Create a register of all buildings with EWS1 forms

Record signature dates

Diarise expiry at least 12 months in advance

Budget for reassessment

Communicate clearly with leaseholders

Five years passes quickly. Proactive planning prevents last minute crisis.

Common Misconceptions About EWS1 Expiry

“The form lasts forever”

Incorrect. It lasts up to five years.

“It expires every year”

Incorrect. There is no annual renewal requirement.

“If the building is safe, we never need another one”

Incorrect. Even low risk buildings must reassess at five years.

“A B1 rating means no future reviews”

Incorrect. B1 still expires after five years.

Practical Example

A 12 storey block obtained a B1 rating in April 2021.

In 2024, no external wall changes occurred. The form remains valid.

In April 2026, the form expires. Even if no physical changes occurred, reassessment becomes necessary for continued lender reliance.

If cladding replacement occurs in 2025, a new EWS1 must be issued immediately after works completion.

Frequently Asked Questions: Do EWS1 Forms Expire?

Do EWS1 forms expire after five years?

Yes. The current form states it is valid for up to five years from the date of signature.

Can I use an expired EWS1 to sell my flat?

Most lenders will not accept an expired form. You will usually need a new assessment.

Does minor façade repair invalidate the form?

Minor repairs usually do not. Major changes to cladding or balconies will.

Does a B2 rating expire?

Yes. All ratings expire after five years unless replaced earlier.

Can I extend an EWS1?

No. You must obtain a new assessment.

Who pays for reassessment?

Typically the freeholder or managing agent commissions it, often recovering cost through service charge.

Is an EWS1 a fire safety certificate?

No. The form explicitly states it is not a life safety certificate.

Do buildings under 18m need renewal?

If an EWS1 exists, it still follows the five year validity rule.

What if guidance changes before five years?

If changes materially affect risk profile, reassessment may be prudent even if technically still valid.

Should we wait until expiry to commission a new one?

No. Start planning at least 6 to 12 months before expiry.

Final Thoughts: Managing EWS1 Expiry Proactively

So, do EWS1 forms expire? Yes. They remain valid for up to five years, unless significant external wall changes occur earlier.

For leaseholders, expiry affects your ability to sell or remortgage.

For freeholders and managing agents, expiry creates operational and reputational risk if not managed properly.

The solution is simple:

Know your signature date

Track your five year deadline

Plan reassessment early

Use appropriately qualified professionals

Keep full PAS 9980 documentation

EWS1 expiry should never come as a surprise. With structured planning, you protect asset value, maintain lender confidence, and avoid unnecessary transaction delays.

If you manage residential blocks and want to review upcoming EWS1 expiry dates, take action now. A well timed reassessment protects both your building and your leaseholders.

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