EWS1 London
If you own, manage or finance residential property in London, you will almost certainly encounter the need for an EWS1 London assessment. Since the introduction of the External Wall Fire Review process, the EWS1 form has become a critical document in residential sales, refinancing, and portfolio risk management across the capital. You need to understand when it applies, how it works in practice, and how to secure a compliant, lender-accepted outcome without unnecessary delay or cost.
This guide explains EWS1 London in practical terms. It sets out when you need an EWS1 form, what assessors actually do on site, how ratings affect value and marketability, and how a London-focused consultancy approach reduces risk on complex buildings.
What EWS1 London actually is
EWS1 London refers to the assessment and certification of a building’s external wall system using the standard EWS1 form produced by the RICS. The form provides lenders and valuers with a clear, consistent statement on whether the external walls and attachments present an unacceptable fire risk that may require remediation.
The form focuses only on external wall construction. It does not confirm overall building fire safety, and it does not replace a Fire Risk Assessment of common parts. Its purpose is narrow but commercially critical. It removes uncertainty for mortgage lending and valuation decisions.
In London, this process carries greater weight because of the scale, age, and complexity of the residential stock. You are dealing with high-rise and mid-rise blocks, mixed-use developments, retrofitted façades, historic conversions, and post-war estates. Each presents unique risks that demand local knowledge and technical judgement.
Why EWS1 London matters more than anywhere else
London has the highest concentration of buildings affected by post-Grenfell lending restrictions. Valuers and lenders operating in the capital apply the EWS1 process conservatively due to the density of occupation, evacuation challenges, and exposure to legal claims.
You often see EWS1 London requests on buildings below 18 metres, even where guidance suggests it should not be routine. In practice, if the valuer perceives any potential external wall risk, they will ask for an EWS1 form. Without it, sales stall and refinancing fails.
For managing agents and freeholders, this creates pressure to act quickly but correctly. A rushed or poorly scoped EWS1 assessment often leads to ratings that trigger remediation unnecessarily, creating cost, delay, and leaseholder disputes.
When you need an EWS1 London assessment
You typically need EWS1 London in the following situations.
- A residential flat sale or purchase where the valuer raises external wall concerns.
- A remortgage or product transfer where the lender requires confirmation of external wall risk.
- Portfolio refinancing for blocks with cladding, balconies, or other attachments.
- Post-remediation verification following external wall works.
- Review of an existing EWS1 form approaching the five-year validity limit.
You do not automatically need EWS1 London simply because a building exceeds a certain height. However, in London practice, height alone rarely determines the outcome. Materials, detailing, and attachments drive lender behaviour.
What the assessor actually reviews
An EWS1 London assessment examines the primary external wall construction and attachments such as balconies, solar shading, and decorative façades.
The assessor investigates insulation types, cavity barriers, fire stopping, rainscreen systems, and combustible elements. In London, this often requires intrusive inspection because original design records rarely reflect later alterations.
Desktop reviews alone rarely suffice. You should expect a combination of document review, site inspection, and targeted opening up works where uncertainty exists.
The assessor must apply PAS 9980 methodology. This allows for a proportionate risk-based approach rather than a simplistic materials checklist. In London, this distinction is critical. Many buildings contain combustible materials but present a low fire risk when properly assessed.
Understanding EWS1 ratings in a London context
The EWS1 form uses two main options with subcategories.
- Option A applies where external wall materials are unlikely to support combustion. This includes A1, A2, and A3 outcomes depending on attachments.
- Option B applies where combustible materials are present and a fire risk assessment is required. This includes B1 and B2 outcomes.
In London, the commercial difference between B1 and B2 is significant. B1 confirms that no remedial works are required. B2 confirms that remedial works are required.
A B2 rating can freeze transactions across an entire block. Leaseholders may face unsaleable flats, insurance increases, and service charge disputes. Your priority should always be to ensure the assessment reflects actual risk, not conservative assumptions driven by poor information.
Why competence matters for EWS1 London
The competence of the signatory is one of the most scrutinised aspects of EWS1 London following the expulsion by the IFE of a prolific EWS1 Assessor, Adam Kiziak of Tri Fire. Lenders increasingly check professional credentials and refuse to accept forms signed by individuals without demonstrable experience.
London buildings frequently exceed the complexity threshold that allows surveyor-only sign-off. Many cases require fire engineering input, particularly for Option B assessments.
A competent EWS1 London provider assembles a multidisciplinary team. This often includes building surveyors, façade specialists, and fire engineers. The right combination avoids unnecessary escalation to B2 outcomes.
Common London building types and EWS1 challenges
Purpose-built high-rise residential blocks often contain composite cladding systems installed during refurbishment phases. Drawings rarely match reality, making intrusive surveys essential.
Mixed-use developments introduce interface risks between commercial and residential façades. Balconies above retail podiums create fire spread paths that must be assessed carefully.
Converted office buildings may retain original curtain walling with unknown fire performance. These buildings frequently fall into grey areas that require experienced judgement.
Post-war estates often feature concrete frames with later-added insulation systems. In London, these schemes vary widely by borough and era.
The EWS1 London process step by step
You begin with a scoping review. This identifies construction type, height, attachments, and available records.
You then agree an inspection strategy. This sets out access requirements, opening up locations, and coordination with residents.
The inspection follows PAS 9980 principles. The assessor records materials, detailing, and fire stopping condition.
Findings feed into a structured fire risk assessment of the external walls (FRAEW). This determines whether Option A or Option B applies.
The assessor completes the EWS1 form and issues a supporting report. In London, lenders often request both.
Timescales and expectations in London
EWS1 London timescales depend on access, complexity, and availability of records. Simple low-rise blocks may complete within weeks. Complex high-rise schemes can take several months, particularly where intrusive works and fire engineering input are required.
You should avoid providers offering unrealistic turnaround promises. In London, rushed assessments lead to conservative outcomes that damage value.
Managing leaseholder and stakeholder expectations
In London, communication matters as much as technical delivery. Leaseholders often misunderstand EWS1 London and assume it confirms overall fire safety.
You need clear messaging. The EWS1 form addresses only external wall risk. It does not replace Fire Risk Assessments, FRAEW assessments, or remediation planning.
Early engagement reduces resistance to access and intrusive works. It also reduces disputes when outcomes affect service charges or saleability.
Relationship between EWS1 London and FRAEW
EWS1 London focuses on lender assurance. FRAEW assessments provide a deeper, structured appraisal of external wall fire risk under PAS 9980.
In many London cases, a robust FRAEW assessment underpins a defensible EWS1 outcome. Treating these as separate exercises increases cost and inconsistency.
A joined-up approach ensures consistency between risk assessment, certification, and any remediation strategy.
Common pitfalls with EWS1 London
Appointing assessors without London-specific experience often results in overly cautious ratings.
Relying solely on desktop reviews creates uncertainty that pushes outcomes into Option B unnecessarily.
Failing to plan access and opening up causes delays and resident resistance.
Treating EWS1 as a one-off document rather than part of a wider fire safety strategy leads to repeat costs and disputes.
How Anstey Horne approaches EWS1 London
Anstey Horne delivers EWS1 London services with a risk-based, evidence-led methodology. The focus stays on proportionality, competence, and lender acceptance.
The team combines building surveying expertise with fire engineering input where required. This ensures assessments reflect real-world fire risk rather than box-ticking exercises.
Local London experience informs inspection strategies, access planning, and stakeholder engagement. This reduces delays and protects asset value.
Frequently asked questions on EWS1 London
What does EWS1 London stand for
EWS1 stands for External Wall System form. EWS1 London refers to the assessment and certification of residential buildings in London using this standard process.
Is EWS1 London legally required
EWS1 London is not a legal requirement. Lenders and valuers request it as part of mortgage and valuation decisions.
Does every London block need an EWS1 form
No. However, in practice many London buildings face requests due to perceived external wall risk.
How long is an EWS1 London form valid
An EWS1 form remains valid for up to five years unless significant changes occur to the external walls.
Can one EWS1 London form cover multiple blocks
Each block requires its own form. Shared façades still need individual certification.
What happens if my building receives a B2 rating
A B2 rating confirms remedial works are required. You should then move to remediation planning and funding strategy.
Does EWS1 London replace a Fire Risk Assessment
No. EWS1 addresses external wall risk only. You still need a suitable and sufficient Fire Risk Assessment for common parts.
Can an existing EWS1 London form be updated
Yes. Forms can be reissued following remediation or where errors require correction.
Why do lenders reject some EWS1 London forms
Common reasons include lack of signatory competence, insufficient inspection evidence, or unclear conclusions.
How do I reduce the risk of a B2 outcome
You reduce risk by appointing experienced assessors, allowing proper inspection, and using PAS 9980 principles rather than assumptions.
Conclusion
EWS1 London sits at the intersection of fire safety, valuation, and asset management. Getting it right protects value, supports transactions, and avoids unnecessary remediation. A proportionate, competent approach makes the difference between progress and paralysis in the London residential market.
Contact Us
For more information or to commission an EWS1 in London rating get in touch with us today. To arrange a no-obligation consultation - please call 020 4534 3130.
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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