EWS1 Birmingham
If you own, manage, or control a residential building in Birmingham, you will almost certainly encounter the EWS1 process. Mortgage lenders, valuers, managing agents and leaseholders regularly request EWS1 Birmingham assessments to confirm whether an external wall system presents an unacceptable fire risk. Without a valid EWS1 form, sales stall, remortgages fail, and buildings remain effectively unmortgageable.
This guide explains EWS1 Birmingham in clear, practical terms. It sets out when you need an EWS1, what the assessment involves, how the ratings work, who can sign the form, and how the process links to PAS 9980 fire risk appraisal of external walls (FRAEW). It also explains why Birmingham’s building stock presents specific challenges and how a structured, professional approach avoids delay, abortive cost, and repeated surveys.
What an EWS1 form is and what it is not
An EWS1 form is a standardised industry document used by lenders and valuers. It confirms that a competent professional has reviewed the external wall system and attachments such as balconies for fire risk.
The EWS1 form does not confirm that a building is fully fire safe. It does not replace a Fire Risk Assessment for common parts. An EWS1 does not cover internal compartmentation, fire doors, alarms, or means of escape. It deals only with the external wall system.
The form exists to support proportionate decision making. Lenders want assurance that the external walls do not present a level of fire risk that would justify remediation. The EWS1 provides that assurance in a consistent format.
Why EWS1 Birmingham assessments remain in demand
Birmingham has one of the largest and fastest growing residential markets outside London. Over the last two decades, the city centre and inner ring have seen extensive high density development. Many schemes incorporate modern cladding systems, balconies, rainscreen façades, and composite insulation products.
Key drivers for EWS1 Birmingham demand include:
- High volumes of post-2000 apartment buildings with complex façades
- Mixed use podium developments with residential above
- Balconies constructed with combustible decking or soffits
- Historic remediation uncertainty following changes in government advice
- Lender caution where construction details remain unclear
Even buildings under 18 metres frequently attract EWS1 requests. While height matters, lenders focus on construction type and perceived risk. If a valuer cannot confirm the external wall build-up, they will often request an EWS1 regardless of height.
When you need an EWS1 Birmingham assessment
You typically need an EWS1 Birmingham assessment when:
- A flat sale or purchase stalls due to lender requirements
- A remortgage valuation flags external wall risk
- A managing agent seeks portfolio wide assurance
- A building owner needs clarity before remediation decisions
- A developer wants to unlock sales in a completed scheme
You do not need an EWS1 for every building. However, if your building contains flats and has any form of cladding, balconies, or modern façade system, you should expect the question to arise.
Who commissions an EWS1 in Birmingham
The EWS1 form applies to a building, not an individual flat. The correct commissioning party is usually:
- The freeholder
- A right to manage company
- A residents management company
- A developer retaining an interest
- A managing agent acting with authority
Leaseholders cannot usually commission an EWS1 themselves because access, drawings, and liability rest with the building owner or manager.
How the EWS1 Birmingham assessment process works
A professional EWS1 Birmingham service follows a clear, staged process designed to minimise disruption and avoid repeat surveys.
Stage one. Desktop review
The process starts with a desktop review of available information. This typically includes:
- As built drawings and specifications
- Fire strategy documents
- Previous surveys or remediation reports
- Planning records and façade details
The desktop review helps define scope. It identifies likely materials, highlights risk areas, and informs whether intrusive inspection will be required.
Stage two. Site inspection and investigation
The assessor then inspects the building. This may include:
- Visual inspection of all elevations
- Balcony construction review
- Opening up works to confirm materials
- Cavity barrier inspection where accessible
The level of intrusion depends on risk and available evidence. PAS 9980 allows a proportionate approach. Where robust evidence exists, invasive works may remain limited. Where uncertainty remains, targeted opening up provides clarity.
Stage three. Fire risk appraisal of external walls
Using the inspection findings, the assessor evaluates fire risk in line with PAS 9980 principles. This considers:
- Combustibility of materials
- Configuration and extent of combustible elements
- Cavity barrier presence and quality
- Balcony and attachment risk
- Potential for fire spread and severity
This appraisal supports the EWS1 outcome and provides the technical basis for the rating.
Stage four. EWS1 form issue
Once satisfied, the competent professional completes and signs the EWS1 form. The form states one of the recognised ratings and confirms the assessor’s competence and professional body membership.
Understanding EWS1 ratings in practice
The EWS1 form uses two main options with sub categories.
Option A applies where materials are unlikely to support combustion.
- A1 means no combustible materials present in the external wall or attachments.
- A2 means attachments exist but a risk assessment confirms no remedial works required.
- A3 means attachments present a risk and remediation may be required.
Option B applies where combustible materials exist.
- B1 means combustible materials are present but fire risk remains sufficiently low that remediation is not required.
- B2 means fire risk is sufficiently high that remedial works are required.
For lenders, A1, A2, and B1 typically allow lending. A3 and B2 often lead to further investigation, interim measures, or remediation planning.
Why B1 outcomes matter for Birmingham buildings
Many Birmingham residential buildings contain combustible materials but do not require remediation when assessed properly. A robust B1 outcome recognises that risk depends on context, not material alone.
Examples include:
- Limited areas of combustible insulation with adequate cavity barriers
- Balconies with combustible decking but acceptable separation and management
- Façades with mitigation measures already in place
A competent assessor applying PAS 9980 principles can often demonstrate that fire risk remains low without unnecessary removal or replacement.
Who can sign an EWS1 form in Birmingham
Only professionals who meet defined competence criteria can sign an EWS1 form.
For Option A, the signatory must have sufficient expertise to identify materials and cavity barriers and belong to a relevant professional body.
For Option B, the competence threshold increases. The signatory must demonstrate higher level fire risk assessment expertise. For buildings under 18 metres, professionals who have successfully completed the RICS EWS Assessment Training Programme may sign, subject to self assessment of competence. For higher risk or taller buildings, an Incorporated or Chartered Engineer with appropriate fire engineering expertise is expected.
This competence framework exists to ensure confidence in outcomes and consistency across the market.
How EWS1 Birmingham links to PAS 9980
PAS 9980 underpins modern EWS1 assessments. It replaced earlier binary approaches with a structured fire risk appraisal of external walls.
Key principles include:
- Risk based assessment rather than automatic remediation
- Consideration of mitigation and management measures
- Proportionate investigation aligned to actual risk
- Clear documentation supporting conclusions
An EWS1 Birmingham assessment that ignores PAS 9980 risks challenge from lenders and regulators. A properly aligned approach delivers defensible outcomes and avoids unnecessary cost.
Common Birmingham building types and EWS1 issues
City centre towers and podium schemes
These often feature complex façades, aluminium composite panels, spandrels, and extensive balconies. Detailed inspection and coordination with original design information proves critical.
Mid rise apartment blocks under 18 metres
These frequently attract EWS1 requests despite lower height. Balcony construction, insulation type, and cavity barrier quality drive outcomes.
Converted commercial buildings
Office to residential conversions may have retained façade elements never designed for residential fire performance. These buildings often require careful investigation.
Student accommodation
High occupancy density and repeat layouts increase scrutiny. Clear documentation and consistent inspection approach helps avoid block by block inconsistency.
Timescales for EWS1 Birmingham assessments
Timescales depend on complexity, access, and opening up requirements.
- Desktop review typically completes within one to two weeks.
- Site inspection follows once access arrangements are in place.
- Targeted intrusive works may add additional time.
- Final reporting and EWS1 issue usually follows within several weeks of site work.
Early engagement and clear access planning reduce delay significantly.
How to avoid common EWS1 Birmingham pitfalls
- Commissioning the wrong professional
- Relying on outdated or incomplete drawings
- Under scoping intrusive inspection
- Failing to align with PAS 9980
- Issuing forms without robust supporting reports
A structured, end to end service avoids repeated surveys and lender rejection.
Why EWS1 Birmingham outcomes affect value and marketability
An EWS1 form directly influences saleability, valuation confidence, and lender appetite. Buildings with clear A1, A2, or B1 outcomes move through transactions more smoothly. Uncertainty leads to price reductions, aborted sales, and reputational damage for managing agents and developers.
Proactive assessment protects asset value and supports informed decision making.
How Anstey Horne approaches EWS1 Birmingham
Anstey Horne delivers EWS1 Birmingham services using a clear, evidence led methodology.
You benefit from:
- Experienced multi disciplinary teams
- Strong PAS 9980 alignment
- Clear scoping and communication
- Practical risk based conclusions
- Reports lenders understand and accept
We focus on proportionate assessment, not default remediation. Our role is to give you clarity and confidence.
FAQs - EWS1 Birmingham
Is an EWS1 always required in Birmingham?
No. You need an EWS1 only where a lender or valuer requests confirmation of external wall fire risk. Many buildings never require one.
Does building height still matter?
Yes, but height alone does not determine need. Construction type and perceived risk often drive lender requests.
How long is an EWS1 form valid?
An EWS1 remains valid for up to five years unless the external wall system changes.
Can one EWS1 cover multiple blocks?
No. Each block requires its own EWS1 form.
Does an EWS1 confirm full fire safety compliance?
No. It covers external walls only and does not replace a Fire Risk Assessment.
Can remediation works change an EWS1 rating?
Yes. Completed works can justify reassessment and a revised form.
What happens if my building receives a B2 rating?
A B2 indicates remedial works are required. You should seek specialist advice on next steps, interim measures, and funding routes.
Is PAS 9980 mandatory?
While not legislation, PAS 9980 represents the accepted industry framework and underpins credible EWS1 assessments.
Do lenders accept all EWS1 forms?
Lenders expect forms signed by competent professionals and supported by robust reporting. Poor quality assessments face challenge.
How do I start an EWS1 Birmingham assessment?
Start with a desktop review and professional advice to confirm scope, competence requirements, and likely outcomes.
If you manage or own a residential building in Birmingham and need clarity on EWS1 requirements, a structured, competent assessment provides certainty. Early action avoids transaction delays and supports informed decisions about risk, value, and compliance.
Contact Us
For more information or to commission an EWS1 get in touch with us today. To arrange a no-obligation consultation - please call 020 4534 3130.
If you'd rather we called you, or for further information on EWS1 forms and FRAEW Surveys please fill in our contact form and we will be in touch.
For further information on all aspects of this service see the collection of articles in our blog.
To commission an EWS1 or FRAEW please call 020 4534 3130.
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