EWS1 Survey Cost : What Leaseholders Should Expect

Since the EWS1 form was introduced in December 2019, leaseholders across England and Wales have faced uncertainty over both the process and the financial implications of obtaining this certificate. Mortgage lenders typically require an EWS1 form before approving loans on flats in buildings with external wall systems, particularly where cladding is present. One of the most pressing questions remains: what is the cost of an EWS1 survey?

Understanding the EWS1 survey cost is vital, not only for leaseholders but also for freeholders, lenders, and managing agents. The cost directly affects property saleability, mortgage approvals, and ongoing service charges. Since 2022, external wall assessments have also been reshaped by PAS 9980:2022, which requires a Fire Risk Appraisal of External Walls (FRAEW). This detailed report underpins the EWS1 form and has introduced additional cost and complexity.

What Is an EWS1 Survey?

An EWS1 survey is a professional assessment of a building’s external wall system, recorded on a standardised form recognised by mortgage lenders. It provides assurance about the combustibility of materials and the adequacy of fire safety measures.

The form records either:

Option A – where materials are clearly safe and require only limited assessment, or

Option B – where intrusive testing and a detailed fire engineering appraisal are required.

Since the publication of PAS 9980, an EWS1 form can only properly be issued following completion of an FRAEW. The FRAEW provides the structured risk assessment on which the EWS1 outcome is based. It is a comprehensive, evidence-based report that almost always requires intrusive investigation of the wall system.

This distinction is critical for leaseholders: the cost of the EWS1 form is additional to the cost of the FRAEW.

FRAEW: The Foundation of the EWS1 Form

A Fire Risk Appraisal of External Walls (FRAEW), as defined in PAS 9980, involves:

A systematic review of cladding, insulation, fire barriers, and fixings.

Intrusive investigations to confirm what materials and workmanship are present.

A risk-based analysis balancing the likelihood and consequence of fire spread.

A structured written report with clear recommendations.

Only once this FRAEW has been completed can a competent professional complete an EWS1 form. The EWS1 is essentially a summary certificate derived from the detailed FRAEW.

Because FRAEWs require both intrusive inspection and professional analysis, they are significantly more time-consuming and costly than the earlier, desktop-based EWS1 surveys.

Key Factors That Influence EWS1 Survey Cost

The EWS1 survey cost must be understood as the combined cost of a FRAEW and the subsequent form. The main cost drivers include:

1. Building Height and Complexity

Low-rise buildings under 18 metres with simple construction may need less investigation, though an FRAEW is still required.

High-rise developments with multiple façade types demand extended FRAEWs and more intrusive inspections.

2. Level of Investigation Required

Desktop reviews are no longer sufficient unless robust photographic construction records exist.

Intrusive investigations — opening up cladding to inspect insulation and cavity barriers — are normally necessary. PAS 9980 recognises that workmanship issues such as missing or incorrectly installed fire barriers are common, and these cannot be detected without opening up the wall.

3. PAS 9980 Methodology and FRAEW Requirements

PAS 9980 requires structured, evidence-based appraisals. Producing the FRAEW report takes substantial professional time.

The EWS1 form is then completed on the back of this detailed report, adding further professional input and therefore cost.

4. Location and Regional Pricing

Fees are higher in London and the South East, where demand and overheads are greater.

In other regions, costs may be lower, though fewer PAS 9980-trained assessors are available.

5. Professional Qualifications and Insurance

PAS 9980 requires “competent professionals” to undertake FRAEWs. For complex cases, a Chartered or Incorporated Fire Engineer is expected.

Professional indemnity insurance for this work remains very costly, and this is reflected in fees.

Typical EWS1 Survey Cost Ranges in England & Wales

Taking into account both the FRAEW and the EWS1 form, leaseholders and freeholders should expect:

For a standard block: allow between £11,500 and £19,500 for the FRAEW. If the building is below 18m, then an additional charge of between £500 and £800 is added for production of the EWS1 form and supporting letter. If the building is over 18 metres and requires an EWS1 form, then an additional £3,500 plus VAT is added to the quotation.

The key point is that the EWS1 cost sits on top of the FRAEW cost. Leaseholders should not assume that the survey fee quoted for the FRAEW automatically includes the EWS1 form.

Who Pays for the FRAEW and EWS1?

Responsibility for costs depends on the terms of the building lease. Typically:

Leaseholders: Most often pay through the service charge, covering both the FRAEW and the EWS1.

Freeholders: May sometimes contribute, but more commonly recover the expense from leaseholders.

Managing agents: Usually commission the survey but charge it back via the service charge.

Disputes are increasing, particularly as FRAEW reports are more expensive than earlier EWS1 assessments. First-tier Tribunal cases are starting to address whether such costs are reasonably recoverable.

Why Do FRAEW and EWS1 Surveys Cost So Much?

The high combined EWS1 survey cost stems from:

FRAEW requirements under PAS 9980 – a detailed, structured report is mandatory.

Intrusive investigations – workmanship defects like missing cavity barriers are common and require physical opening up.

Professional expertise – only highly qualified and insured professionals can issue FRAEWs and EWS1s.

Indemnity insurance – premiums remain extremely high.

Leaseholders should recognise that the EWS1 form itself is not the main cost; it is the detailed FRAEW behind it that drives the price.

How Lenders View FRAEWs and EWS1s

Lenders now expect EWS1 forms to be based on a compliant FRAEW. Desktop assessments unsupported by evidence are not acceptable. For lenders:

The FRAEW provides the detailed justification.

The EWS1 form is the certificate confirming that justification.

Without both, mortgage approvals are unlikely.

This means leaseholders trying to sell may need to commission both at short notice, driving up cost pressures.

Choosing a Competent Assessor

PAS 9980 stresses competence above all. Leaseholders should ensure that the appointed assessor is:

Listed on RICS, IFE, or CABE registers

Experienced in completing FRAEWs as well as issuing EWS1 forms

Adequately insured for both intrusive inspections and sign-off

Transparent about separating FRAEW fees from EWS1 form fees

Appointing a provider who only offers an EWS1 form without a PAS 9980-compliant FRAEW risks rejection by lenders.

FAQs on EWS1 Survey Cost

How much does an EWS1 survey cost in the UK?
Including the required FRAEW, most buildings fall between £12,000 and £23,000+.

What is the difference between a FRAEW and an EWS1?
The FRAEW is a detailed risk appraisal of the external wall, following PAS 9980. The EWS1 form is a certificate based on that appraisal. The FRAEW is the major cost element due to the requirement for intrusive opening up works.

Can leaseholders be forced to pay for the FRAEW and EWS1?
Yes, if the lease permits recovery through the service charge.

Does PAS 9980 make EWS1 surveys more expensive?
Yes. PAS 9980 requires a structured FRAEW before any EWS1 can be issued. The FRAEW is a detailed, intrusive, and costly report.

Why can’t desktop assessments be relied upon?
Because workmanship defects, like missing fire barriers, are common and only discovered during intrusive inspection. Desktop assessments are only viable if full photographic construction records exist.

Conclusion

The EWS1 survey cost is often misunderstood. Since the adoption of PAS 9980, an FRAEW report must first be undertaken. The EWS1 form is then issued on the basis of this report. This means leaseholders face two costs: the detailed, intrusive FRAEW and the additional professional fee for the EWS1 form.

Typical combined costs now range from £12,000 to over £23,000 depending on building complexity. While this is a significant financial burden, it reflects the level of assurance now required by lenders and the risks uncovered during intrusive investigations.

Leaseholders should expect that workmanship issues — especially missing or poorly installed fire barriers — will often be identified, even in buildings with non-combustible cladding. Desktop reviews are only acceptable if supported by robust photographic construction records.

For clear advice on managing FRAEW and EWS1 survey costs, and on choosing a competent PAS 9980-trained assessor, Anstey Horne’s specialist team can provide guidance tailored to your building.

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 EWS1 Surveys see the collection of articles in our blog.

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