Do I Need a New EWS1 Form After Building Repairs?

If you’ve just completed remedial works, you might be asking, “Do I Need a New EWS1 Form After Building Repairs?” For property managers and freeholders, the answer depends on the type of work and whether it alters the external wall system’s fire performance. This guide explains when a new form is required, which repairs trigger reassessment, how lenders view EWS1 validity, and the process for commissioning an updated report.

What Is an EWS1 Form and Why It Matters After Repairs

An EWS1 Form, introduced by the Royal Institution of Chartered Surveyors (RICS) in 2019, records the outcome of a fire risk appraisal of a building’s external wall system (EWS). It was developed to give lenders consistent, reliable evidence of a building’s fire safety.

The form is:

Recognised across the UK mortgage market.

Valid for up to five years unless the wall system changes.

Used by freeholders, managing agents, insurers, and buyers.

Repairs that alter the fire safety characteristics of the wall system can invalidate the original form. In such cases, a new EWS1 is often essential.

When Do Building Repairs Require a New EWS1 Form?

Understanding “Material Change”

A “material change” occurs when repairs alter the components, configuration, or fire performance of the wall. Examples include:

Cladding replacement – swapping ACM, HPL, timber, or composite panels for a different type.

Insulation changes – moving from combustible to non-combustible products or vice versa.

Cavity barrier works – adding, removing, or replacing fire-stopping components.

Balcony remediation – replacing decking, soffits, or rails with different-rated materials.

Render or rainscreen upgrades – installing systems with new fire ratings.

Structural modifications – changes affecting fixings, ventilation, or drainage.

Minor like-for-like repairs — for example, replacing a single panel with the same product — may not require a new EWS1. Still, best practice is to confirm in writing with a qualified assessor.

Why a New EWS1 Form May Be Needed After Repairs

1. Fire Safety Assurance

Repairs can improve or compromise fire safety. A new EWS1 confirms the as-built system meets fire safety requirements.

2. Lender Requirements

Most mortgage lenders insist on an EWS1 that reflects the building’s current configuration. Pre-repair forms are often rejected.

3. Insurance and Liability Protection

An updated form can prevent disputes with insurers and reduce liability risks for freeholders and managing agents.

Lender and Market Practice

While an EWS1 is officially valid for five years, most lenders treat it as valid only for the configuration at the time of inspection.

Example: If you replaced combustible cladding three months after your EWS1 was issued, lenders will usually require a new form.

How to Obtain a New EWS1 After Building Repairs

Step 1 – Review the Works
Identify all changes to the external wall system.

Step 2 – Engage a Qualified Assessor
Only professionals with relevant competence, such as those listed on RICS, IFE, or CABE registers, can sign the form.

Step 3 – Gather Documentation
Provide as-built drawings, product specifications, fire test results, and photographic evidence.

Step 4 – Site Inspection and Assessment
The assessor inspects the completed works, reviews documentation, and assigns an EWS1 category (A1, A2, B1, or B2).

Step 5 – Issue the New Form
Distribute to leaseholders, lenders, and insurers.

Risks of Not Updating the EWS1

Mortgage refusals for leaseholders.

Insurance disputes in the event of a claim.

Potential liability if outdated documents are relied upon.

Best Practice for Property Managers and Freeholders

Plan early – Schedule reassessment as part of your project plan.

Communicate clearly – Keep residents informed about timelines and costs.

Retain records – Store all specifications, test reports, and photos.

Work with accredited professionals – Use assessors with proven competence.

FAQs – Do I Need a New EWS1 Form After Building Repairs?

How long is an EWS1 valid?
Five years, unless material changes occur.

Do minor repairs need a new form?
Not if like-for-like — but confirm in writing with an assessor.

Will lenders accept an old form if repairs improved safety?
Usually not; they want evidence reflecting the current system.

Can the same assessor handle the reassessment?
Yes, and this can improve consistency.

Conclusion – Do I Need a New EWS1 Form After Building Repairs?

If your building’s external wall system changes significantly, commissioning a new EWS1 is best practice. It ensures compliance, satisfies lender and insurer requirements, and protects the building’s marketability.

Anstey Horne provides nationwide EWS1 reassessment services, specialising in complex and high-risk residential buildings.

Need Help with an EWS1 Form or Fire Risk Assessment?

We deliver EWS1 assessments across the UK with speed, precision, and professionalism. Our team is:

Registered with Royal Institution of Chartered Surveyors, Institution of Fire Engineers, BAFE Fire Safety Register, Fire Industry Association and the Chartered Association of Building Engineers

Fully qualified to complete both Category A and B assessments

Focused on delivering lender-acceptable, clear, and timely reports

Whether your building is six storeys or twenty, our experts offer comprehensive reports, risk classification, and actionable recommendations.

Contact us today to book a survey or get advice on whether your building qualifies.

With offices in London, Birmingham , Manchester, Bristol, Brighton, Norwich & Plymouth we provide EWS1 certificates and undertake Fire Risk Assessments all around the UK.

For more information on 'Do I Need a New EWS1 Form After Building Repairs' or any other aspect of this service see the collection of articles in our blog.

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