EWS1 Form Categories A and B Explained

In the wake of the Grenfell Tower tragedy, building safety has come under national scrutiny, particularly concerning cladding and external wall systems. One critical development in this space is the EWS1 Form, a tool introduced to help lenders and stakeholders assess the fire risk of external wall systems on residential buildings. This article provides an in-depth explanation of EWS1 Form Categories A and B, who needs them, and what each category means for leaseholders, buyers, surveyors, and building owners.

What Is an EWS1 Form?

The External Wall System form (EWS1) is a standardised assessment process introduced by the Royal Institution of Chartered Surveyors (RICS), the Building Societies Association (BSA), and UK Finance. It was created in response to mortgage lenders seeking confirmation that high-rise buildings did not pose a fire risk due to unsafe cladding or insulation.

An EWS1 form is not a legal requirement but has become a de facto necessity when selling, remortgaging, or refinancing flats in buildings that may have cladding.

The form is completed by a competent professional who evaluates the building's external wall system and determines whether remediation is required. This professional will categorise the wall system under Category A or Category B, each with sub-options that define the fire risk level.

EWS1 Form Categories Explained

Category A: Materials Are Unlikely to Be Combustible

Category A is used when the materials in the external wall system are unlikely to support combustion. This typically applies to buildings without cladding or with non-combustible materials as defined by building regulations.

A1: No cladding or attachments that pose a fire risk. No remedial work is required.

A2: Some attachments (e.g., balconies or decorative panels) are present but made of non-combustible materials.

A3: Cladding is present but confirmed, through inspection or documentation, to be of limited combustibility. No remediation is needed.

Implications of Category A:

No remediation work is required.

Lenders are typically comfortable proceeding with mortgage applications.

The building presents a low fire safety risk.

Category B: Combustible Materials Are Present

Category B applies when combustible materials are present in the external wall system and a more detailed fire risk assessment by a qualified fire engineer is necessary.

B1: Combustible materials are present, but an appropriate risk assessment determines that no remediation is needed.

B2: Combustible materials are present, and remediation is required due to an unacceptable risk.

Implications of Category B:

B1 may still meet lender requirements if documentation shows that risks are mitigated.

B2 can delay transactions, lead to rejected mortgage applications, and increase insurance costs.

Who Can Complete an EWS1 Form?

Only appropriately qualified professionals can complete an EWS1 form:

Category A: A competent building surveyor, fire safety professional, or technician (typically with RICS, IFE, or CABE credentials)

Category B: A chartered or incorporated fire engineer (CEng or IEng) registered with the Engineering Council

Surveyors who have completed recognised training may assess lower-rise, lower-risk buildings under Option A but should defer complex or high-risk cases to chartered fire engineers.

At Anstey Horne, our team includes certified professionals listed on the RICS and IFE registers, ensuring assessments meet the highest standards.

When Is an EWS1 Form Required?

An EWS1 form may be requested when:

A residential building contains cladding or combustible materials

The building exceeds 18 metres in height, or falls within the 11–18 metre range

A mortgage lender requires assurance of external wall safety

Note: EWS1 forms apply to buildings, not individual flats. One form covers an entire block and remains valid for five years unless major changes occur.

Common Misconceptions

"My building is under 18m, so I don’t need an EWS1" – Not always true. Lenders may still request EWS1 forms for buildings between 11–18m.

"All cladding means B2" – Incorrect. Some cladding is considered low risk and may fall under A2 or B1.

"Any surveyor can complete the form" – Only qualified professionals with the proper credentials can complete and sign an EWS1 form.

Why EWS1 Matters for Leaseholders and Buyers

A Category B2 result can:

Delay or block property sales

Decrease property value

Lead to expensive remediation or interim fire safety measures

A Category A or B1 result can:

Facilitate smooth transactions

Satisfy mortgage lender requirements

Offer reassurance to insurers and managing agents

That’s why it’s essential to work with a trusted provider like Anstey Horne, who bring extensive experience in facade risk assessments and EWS1 certification.

FAQs: EWS1 Form Categories A and B Explained

Q: How do I know if my building needs an EWS1 form?
A: Speak with your managing agent or freeholder. If cladding or combustible materials are present, an EWS1 form may be necessary.

Q: Who pays for the EWS1 assessment?
A: Typically the freeholder or managing agent, though in some cases leaseholders may share the cost.

Q: Can I get a mortgage with a B2 rating?
A: Most lenders will not offer a mortgage until remediation is complete on a B2-rated building.

Q: Does the EWS1 cover internal fire safety?
A: No. The EWS1 form only assesses the external wall system. Internal elements like alarms and stairwells are outside its scope.

Q: How long is an EWS1 form valid?
A: Five years, unless there are significant changes to the building’s external wall system.

Q: Is an EWS1 required for every flat?
A: No. One EWS1 form covers the entire building.

Q: Can Anstey Horne surveyors complete both Category A and B forms?
A: Yes. Our qualified surveyors and fire engineers can complete and sign both Category A and B forms, depending on the building’s complexity and risk.

Final Takeaway

Understanding EWS1 Form Categories A and B is essential for navigating fire safety regulations and property transactions. Category A confirms non-combustibility; Category B requires further risk assessment and potentially remediation. With expert guidance from Anstey Horne, you can protect residents, secure lending, and move forward with confidence.

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 all aspects of this service see the collection of articles in our blog.

To commission an EWS1 Survey or a Fire Risk Assessment please call our Enquiry line on 020 4534 3130.

To book a call back from a member of the Fire team, please fill in our Contact Us form.

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