EWS1 Form Guide

This guide explains what an EWS1 form is, why it matters, who needs one, and how you can get it. Whether you’re buying, selling, or managing a flat in a multi-storey building, understanding the EWS1 process is essential.

In the aftermath of the Grenfell Tower tragedy, building safety standards across the UK were thrust into the spotlight. One of the most significant developments for leaseholders and property buyers has been the introduction of the EWS1 Form - a key document that can determine whether a property is mortgageable, insurable, and deemed safe in terms of fire risk.

What is an EWS1 Form?

An EWS1 form (External Wall System form) is a standardised fire safety assessment certificate introduced by the Royal Institution of Chartered Surveyors (RICS) in 2019. It records the findings of a fire risk appraisal of the external wall system of a residential building. This includes any cladding, insulation, balconies, or attachments that could affect fire spread.

The form is completed by a qualified fire engineer or chartered surveyor and used by mortgage lenders, valuers, and conveyancers to assess the safety - and therefore the value - of flats in multi-occupancy buildings.

Note: EWS1 does not replace a Fire Risk Assessment. It is an additional inspection specifically for the materials and construction of external walls.

Why Was the EWS1 Form Introduced?

The Grenfell Tower fire in 2017 prompted widespread concerns about the safety of high-rise residential buildings with cladding systems.Mortgage lenders grew increasingly cautious about lending on flats where the fire safety of the external walls was unclear.

To address this, the RICS, in partnership with UK Finance and the Building Societies Association, launched the EWS1 process. The goal: to create a consistent and reliable method of assessing fire risk in external walls and enable lenders to make informed decisions.

When is an EWS1 Form Required?

An EWS1 form is typically required when:

You are selling a flat in a building over 11 metres (approximately five storeys)

A buyer is seeking a mortgage, and the lender requests the form

You need to remortgage or release equity in a property

You are conducting a fire risk appraisal under the PAS 9980:2022 methodology

Whether or not an EWS1 form is needed depends on:

Building Factor

Over 18m with cladding

11m-18m with cladding

Under 11m, no combustible materials

No cladding, brick facade

EWS1 Needed?

✅ Yes

❌ Typically No

❌ Often Not Required

Tip: Just because a building doesn’t have ACM cladding (the kind used on Grenfell) doesn’t mean it’s exempt. Other materials - like HPL, timber, or combustible insulation - may still trigger a requirement for assessment.

What Does the EWS1 Form Contain?

The EWS1 form is a two-page document that records the outcome of the inspection and the level of fire risk identified in the external wall system. The key result is a rating in either Option A or Option B:

Option A – No combustible materials present

A1 – No cladding present.

A2 – Cladding is present, but no significant fire risk exists.

A3 – Cladding unlikely to support combustion.

Option B – Combustible materials present

B1 – Risk is low enough not to warrant remediation.

B2 – Remediation work is required to reduce fire risk.

The B2 rating can lead to mortgage refusals and difficulties in selling, as it indicates the building poses a material fire safety risk and needs remediation.

Guide to Who Can Complete an EWS1 Form?

EWS1 forms must be completed by a competent professional, typically:

A Chartered Building Surveyor

A Chartered Engineer

A qualified fire safety professional experienced in external wall systems

As of 2022, RICS recommends that fire risk assessments for EWS1 should follow PAS 9980: the standardised method for evaluating the fire performance of external walls.

Good to know: Anstey Horne’s fire engineers are qualified to carry out PAS 9980-compliant EWS1 assessments, ensuring lenders and leaseholders have the documentation they need to proceed.

How Much Does an EWS1 Assessment Cost?

EWS1 surveys can vary significantly in cost, depending on:

Building size and complexity

Number of units or blocks

Type of cladding or materials present

Whether intrusive investigations are required

As a guide, EWS1 Form prices can range from £2,000 to £10,000+, usually commissioned by freeholders, managing agents, or Residents’ Management Companies (RMCs).

Note: The cost is often recovered through service charges, though this can vary depending on lease terms.

What Happens if Your Building Gets a B2 Rating?

A B2 rating on your EWS1 means the external wall system presents a fire risk and needs remediation. This can be stressful for leaseholders, especially if:

You can’t sell or remortgage

There’s no clear plan or funding for remediation

The building owner is unresponsive

Government funding schemes - like the Building Safety Fund - may be available in some cases to cover remediation costs, particularly for buildings over 18m.

Engaging with qualified consultants like Anstey Horne can help unlock solutions through professional advice, risk mitigation strategies, and communication with lenders.

How Long Does an EWS1 Form Last?

An EWS1 form is valid for five years, provided:

No significant changes are made to the external wall system

No new information arises that changes the fire risk

If materials are replaced or additional fire engineering information becomes available, a new form may be required.

Guide to Who Pays for the EWS1 Form?

Generally, the building owner or freeholder commissions and pays for the EWS1 assessment. However:

In leasehold buildings, the cost is often passed to leaseholders via service charges

Individual buyers or sellers cannot request an EWS1 independently - it must be commissioned for the entire building or block

This has led to challenges in some cases, where freeholders are unwilling to commission surveys, leaving leaseholders stuck in limbo.

How EWS1 Fits Into the Bigger Fire Safety Picture

The EWS1 form is just one piece of the fire safety puzzle. Other key elements include:

1. Fire Risk Assessments (FRA)

2. FRAEW/PAS 9980 external wall appraisals

3. Building Safety Cases (for high-rise buildings)

4. Remediation project management

If you’re unsure whether your building needs an EWS1 form, it’s crucial to speak with professionals experienced in fire safety and leasehold law.

EWS1 Form Guide FAQs

Do I need an EWS1 form to sell my flat?
Only if your buyer’s lender requires one. This usually applies to flats in buildings over 11m with cladding.

Can I get a personal EWS1 for just my flat?
No. EWS1 forms are issued for entire buildings, not individual units.

Is an EWS1 the same as a fire risk assessment (FRA)?
No. An EWS1 specifically addresses external walls. An FRA assesses general building fire safety.

What if my lender won’t accept the EWS1 rating?
Lenders have discretion. Even a B1 rating can sometimes lead to further questions. Choosing a reputable, qualified assessor can help.

Need Help with an EWS1 Survey?

At Anstey Horne, we specialise in PAS 9980-compliant EWS1 assessments for buildings across the UK. Our chartered surveyors and fire engineers provide:

Clear and lender-compliant EWS1 forms

Detailed external wall reports

Expert liaison with managing agents, freeholders, and leaseholder groups

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 surveys 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 please call our EWS1 Enquiry line on 020 4534 3130.

To book a call back from a member of the EWS1 Survey team, please fill in our Contact Us form.

For further help or advice please contact :