EWS1 Form: Requirements, Ratings and What to Do Next

This guide explains how to answer those questions on EWS1 Forms, understand the ratings and move forward after an assessment.

What is an EWS1 Form?

EWS1 stands for External Wall System. The document’s formal title is “Form EWS1: External Wall Fire Review”. RICS, UK Finance and the Building Societies Association developed the process to support residential mortgage valuations.

A suitably qualified professional uses the form to record a conclusion about the external wall system and attachments, such as balconies. This helps the valuer consider whether potential remediation costs could affect the property’s value.

An EWS1 Form does not certify the whole building’s fire safety or confirm compliance with building regulations. It does not replace the building’s fire risk assessment. A favourable rating does not confirm that fire doors, internal compartmentation or other fire precautions have no defects.

When might you need an EWS1 Form?

A lender may request an EWS1 Form when external wall construction creates uncertainty about remediation costs and their effect on a flat’s value.

Height matters, but it does not answer the question on its own. The valuer also considers cladding, attachments and available building information. Avoid assuming that every tall block needs a new form or that every building below 18 metres is exempt.

RICS’ updated valuation standard takes effect on 1 November 2026. It requires a clear rationale for requesting an EWS1 Form and sets proportionate criteria based on building height, cladding, curtain wall glazing and certain balcony configurations.

The standard also recognises that an appropriate, professionally signed FRAEW executive summary or summary report may provide sufficient evidence instead. It must clearly explain whether remediation is required. Confirm acceptance with your lender before commissioning additional work.

Do you need an EWS1 Form? Follow this decision process

Step 1: Establish why someone has requested it

Ask your lender, mortgage broker or conveyancer to confirm the exact requirement.

Does the lender need a completed EWS1 Form, an existing external wall report, evidence of funded remediation or clarification of the building’s construction?

Keep the request in writing so the building manager and assessor have a clear brief.

Step 2: Ask for the existing building records

Contact the freeholder, landlord, managing agent or resident management company. Ask whether they hold an EWS1 Form, a Fire Risk Appraisal of External Walls, the current fire risk assessment and any remediation records.

Check that the documents identify your block correctly. A development with several blocks may have separate assessments and different findings.

Step 3: Check whether the evidence meets the lender’s request

Send the relevant documents to your conveyancer or broker for submission to the lender. Ask what remains outstanding before commissioning another assessment.

If an existing form is more than five years old, establish the lender’s position before assuming that you need a replacement.

Step 4: Obtain specialist advice where information is missing

Ask the organisation managing the building to discuss the information gap with a competent external wall assessor.

Request a defined scope explaining what the assessor needs to investigate, what records they can reuse and what documents they will provide.

Step 5: Follow the assessment’s recommendations

Establish whether the assessment identifies no need for remediation, requires further investigation or recommends remedial work.

Then coordinate the building management response and the evidence your lender needs. Keep these actions moving together so unanswered questions do not delay the transaction.

Who commissions an EWS1 assessment?

The building owner or an authorised organisation normally commissions the assessment. Depending on the management arrangements, this may involve the freeholder, landlord, housing association, resident management company or right to manage company. A managing agent may coordinate the appointment.

Individual leaseholders should usually start with the organisation managing their building. Investigations can require access to shared areas, construction records and the façade, which an individual flat owner may not control.

An EWS1 Form normally covers a block rather than a single flat. RICS identifies different arrangements in Scotland, where separate forms can be required for individual flats.

Who commissions the work and who ultimately pays are separate questions. Before agreeing to charges, ask the building manager to explain the appointment, proposed cost and basis for recovering any contribution.

Who can complete an EWS1 Form?

The signatory must satisfy the form’s professional membership and competence requirements. The expertise needed depends on the building and whether the assessment falls within Option A or Option B.

Option B requires greater expertise in assessing fire risk from external wall materials. Professional membership alone does not establish that someone has the competence needed for a particular building.

Ask the proposed assessor to explain their relevant experience, eligibility to sign the applicable option and professional indemnity insurance arrangements. Check their identity and professional status using independently obtained contact details.

What do the EWS1 Form ratings mean?

The form has two assessment routes and five possible ratings. They do not form a simple sequence from best to worst.

Option A: External wall materials are unlikely to support combustion

A1: Attachments do not contain significant quantities of combustible materials.

A2: An appropriate assessment of the attachments concludes that remedial work is unnecessary.

A3: Neither attachment conclusion above applies, and potential remedial costs relating to attachments may arise.

Option B: Combustible materials are present in the external wall

B1: The assessor concludes that the fire risk is sufficiently low that remedial work is unnecessary.

B2: The assessor concludes that the fire risk is sufficiently high to require remedial work.

A B1 rating therefore does not mean that combustible materials must automatically be removed. An A3 rating can identify an attachment issue even where the primary wall materials meet the Option A criteria.

Ask for the explanation behind the rating. The supporting report should help you understand the findings and the recommended response.

EWS1 Form and FRAEW: how do they relate?

A Fire Risk Appraisal of External Walls, or FRAEW, investigates the risk of fire spreading through or over a building’s external wall system. Competent specialists use PAS 9980 to undertake this appraisal.

The FRAEW provides the technical assessment and recommendations. The EWS1 Form communicates a conclusion for valuation and lending purposes. The building’s fire risk assessment considers wider fire safety and should take relevant external wall findings into account.

In England, the responsible person must ensure that the fire risk assessment addresses external walls. This does not mean every block automatically needs a detailed FRAEW. The need depends on its construction, available evidence and identified concerns.

Current government guidance directs assessors to PAS 9980:2026. It also explains that a competent appraisal completed under PAS 9980:2022 does not automatically need replacement simply because the code has changed.

If you already have a FRAEW, establish whether it can support the required form or satisfy the lender directly before commissioning overlapping work.

What happens during the EWS1 Form assessment?

The assessor reviews available information, inspects the building and determines whether further investigation is necessary.

Useful records include construction drawings, specifications, previous assessments, the fire strategy and details of alterations. Opening-up inspections may be necessary to establish concealed construction or resolve uncertainty.

Before work starts, ask the appointed firm to explain the scope, access requirements, likely programme and deliverables. Confirm whether the quotation includes investigation costs and reporting.

The time needed depends on the building’s complexity, available records and access arrangements. Collecting information early and coordinating access can help prevent avoidable delays.

What happens after an A1, A2 or B1 rating?

These ratings generally indicate an outcome that does not require the remediation associated with A3 or B2 findings. Lenders supporting the industry position continue to lend on these outcomes, subject to their other requirements.

Give the relevant documentation to your conveyancer, broker or lender. Check the building address, signature, date and rating before submission.

Ask the building manager to retain the supporting report and explain any maintenance or management recommendations.

A favourable rating does not guarantee a mortgage offer. The lender still considers the borrower, property and its lending criteria.

What happens after an A3 or B2 rating?

Start with the report’s recommendations. Ask the building owner or managing agent to explain the affected construction, proposed response and expected programme.

Where the assessment identifies risks, the organisation responsible for fire safety should arrange the necessary review of the building’s fire risk assessment and obtain advice on any interim measures.

For a sale or remortgage, request a coordinated information pack covering the proposed works, estimated costs, funding arrangements and anticipated start and completion dates.

An A3 or B2 rating does not automatically prevent every mortgage. Participating lenders have committed to facilitate lending in relevant circumstances where a costed, funded remediation plan includes committed dates. Individual lending policies still apply.

The rating alone does not establish whether you must contribute to the costs. Ask your conveyancer to examine the applicable funding arrangements and leaseholder protection evidence.

What happens after remediation?

Ask the building manager to agree the verification requirements with the assessor before work begins.

Keep inspection records, photographs and completion information so the assessor has evidence to review. Request a clear record of any changes to the agreed works.

Completing a contractor’s programme does not automatically change the EWS1 rating. Arrange the necessary professional review and obtain updated documentation where appropriate.

Submit the updated evidence to the lender and retain it with the building records.

How long does an EWS1 Form last?

The form specifies a period of up to five years and requires reassessment where significant changes affect the external walls or attachments.

Mortgage acceptance can extend beyond that period. UK Finance’s April 2025 statement explains that participating lenders will not require wholesale reviews solely because forms exceed five years, subject to their individual policies and risk appetite. Some lenders may accept alternative building or remediation evidence.

Check acceptance before paying for renewal. Tell the assessor about alterations or substantial works that could affect an earlier conclusion, even where the form is less than five years old.

EWS1 Form – How Anstey Horne can help

Anstey Horne’s fire engineers and chartered surveyors provide external wall assessment and EWS1 advice, alongside specialist support for cladding remediation.

Our existing service includes building inspections and advice on the next steps where external wall findings identify a need for remediation.

If you are buying, selling, remortgaging or managing a residential block, start by gathering the building’s existing reports and confirming the information required. With projects in Birmingham, Bristol, Leeds, Liverpool, London, Manchester, Newcastle & Nottingham we provide EWS1 certificates and undertake Fire Risk Assessments all around the UK.

Send us your building address, any existing assessment and the request you have received. We can help you understand the next steps for your EWS1 Form and your building.