EWS1 vs Fire Risk Assessment: What’s the Difference?

In this article, we explain the difference between an EWS1 vs Fire Risk Assessment, when each is needed, who is responsible for them, and how they interact. Whether you're a leaseholder, freeholder, property manager, or prospective buyer, understanding these distinctions is critical for navigating the post-Grenfell regulatory landscape in the UK.

When it comes to building safety, especially in multi-storey residential properties, two key terms often emerge: EWS1 Form and Fire Risk Assessment. While both relate to fire safety, they serve fundamentally different purposes. Confusion between the two can lead to delays in property transactions, unnecessary costs, or worse - unidentified safety risks.

What Is an EWS1 Form?

An EWS1 form (External Wall System Form) is a valuation tool, not a fire safety certificate. Introduced in December 2019 by the Royal Institution of Chartered Surveyors (RICS), the EWS1 form was developed in response to concerns about external wall systems - especially those containing combustible cladding - following the Grenfell Tower tragedy in 2017.

The EWS1 process involves a qualified fire engineer or chartered building surveyor inspecting the external wall system of a building and completing the form to confirm whether materials used pose a fire risk that affects valuation or lending decisions.

Key Features of an EWS1 Form:

<strong>Applies to residential buildings</strong> with cladding, typically over 18 metres, but sometimes 11 - 18 metres depending on risk factors.

Assesses external wall construction: cladding, insulation, balconies, fire barriers.

Required by mortgage lenders before approving loans for leasehold flats in affected buildings.

Completed by a suitably qualified professional (not a managing agent or layperson).

Valid for five years unless there are material changes to the building.

An EWS1 form may state:

Option A: No combustible materials or no remediation needed.

Option B: Combustible materials are present, but the risk is mitigated or remediation is required.

What Is a Fire Risk Assessment?

A Fire Risk Assessment (FRA) is a legal requirement under the Regulatory Reform (Fire Safety) Order 2005, now reinforced by the Fire Safety Act 2021 and Building Safety Act 2022. It is a comprehensive evaluation of a building’s risk from fire, including ignition sources, evacuation procedures, internal common areas, and fire detection systems.

Key Features of a Fire Risk Assessment:

1. Applies to all non-domestic premises and the common parts of blocks of flats and HMOs.

2. Focuses on internal fire safety, including stairwells, fire doors, alarms, and emergency lighting.

3. Must be carried out by a competent person, ideally registered with a professional body like the IFE or IFSM.

4. Updated regularly or after any significant changes to the building.

5. Required to demonstrate compliance with fire safety law.

There are various types of Fire Risk Assessment under PAS79 and PAS9980, including:

Type 1: Common parts only (non-destructive).

Type 2: Common parts (destructive).

Type 3 and 4: Include flats themselves, used where risks justify further intrusion.

EWS1 vs Fire Risk Assessment: Core Differences

Whether or not an EWS1 form is needed depends on:

Feature

Purpose

Scope

Legal Status

Conducted by

Applies to

Validity

Triggered by

EWS1 Form

Aids valuation & lending

External wall systems

Not mandatory but often required by lenders

Chartered fire engineer or surveyor

Residential buildings with cladding

Typically 5 years

Lender requirements or building type

Fire Risk Assessment

Legal fire safety compliance

Entire building’s fire safety

Legally required under fire safety law

Competent fire safety assessor

All multi-occupancy buildings

Reviewed regularly and after changes

Legal obligations & best practice

Common Confusion: Why the Difference Matters

Many leaseholders and managing agents mistakenly assume that an EWS1 form is equivalent to a Fire Risk Assessment.

This confusion can have real consequences:

A building might pass an FRA but still fail the EWS1 due to combustible cladding.

A building might pass the EWS1 but fail the FRA due to internal fire safety issues.

Mortgage lenders may request an EWS1 even when not legally required, delaying sales unnecessarily.

Case Example:

A 12-storey residential block with no ACM cladding underwent a Fire Risk Assessment in 2021 and was deemed low risk. However, when a flat owner tried to sell, the lender insisted on an EWS1 form. The external wall system contained High Pressure Laminate (HPL) cladding - a combustible material. The building failed the EWS1 and required expensive remediation, despite appearing safe internally.

When Do You Need an EWS1 Form?

If you are selling, remortgaging, or staircase purchasing a flat in a building with cladding.

If the building is over 18 metres, or between 11-18 metres with risk factors.

If the lender requests one as part of the valuation process.

The UK Government issued guidance in 2022 stating that EWS1 forms should not be required for buildings under 18m unless specific risk factors exist, but lender practices still vary.

When Do You Need a Fire Risk Assessment?

If you manage or are responsible for a residential building’s common areas.

If you are the Responsible Person under fire safety law.

If it has been more than 12 months since the last review or the building has changed.

For high-rise buildings (18m+), a more detailed assessment may be required under PAS 9980 or as part of a Fire Risk Appraisal of External Walls (FRAEW).

How EWS1 and Fire Risk Assessments Work Together

While different in purpose, EWS1 and Fire Risk Assessments complement each other:

The EWS1 process may trigger a PAS9980 fire risk appraisal.

A Fire Risk Assessment may identify issues that require an EWS1.

Both contribute to a Building Safety Case under the Building Safety Act 2022.

Who Is Responsible?

For EWS1 Forms:

Commissioned by the freeholder, managing agent, or resident management company.

Costs may be passed to leaseholders via service charges unless funded by the government or developers.

For Fire Risk Assessments:

The Responsible Person must ensure it is completed.

Failure to comply can result in fines, prosecution, or invalid insurance.

What About PAS9980?

PAS9980:2022 provides a standardised approach for assessing fire risk of external wall construction. It is often used by competent professionals to support either the EWS1 process or the building's Fire Safety Case.

Frequently Asked Questions

Q1: Can I get a Fire Risk Assessment instead of an EWS1 Form?

No. They serve different purposes. A Fire Risk Assessment cannot replace an EWS1 if a mortgage lender requires it.

Q2: Who pays for the EWS1 assessment?

Typically, the building owner or managing agent pays, with costs potentially passed on to leaseholders.

Q3: Is the EWS1 form legally required?

No, but many lenders insist on it for risk management.

Q4: What happens if my building fails the EWS1?

You may need a remediation plan, which can delay property sales and trigger substantial costs unless covered by funding schemes.

Conclusion: EWS1 vs Fire Risk Assessment

Understanding the difference between EWS1 vs Fire Risk Assessment is essential for anyone involved in multi-occupancy residential buildings in the UK. One ensures valuation safety; the other ensures legal fire safety compliance.

If you’re unsure whether your building needs an EWS1 form, a Fire Risk Assessment, or both, speak to a qualified building safety consultant. Acting early can save time, money, and lives.

Need Help with an EWS1 Form or Fire Risk Assessment?

At Anstey Horne, we provide expert support for:

EWS1 Form assessments and PAS 9980 appraisals

Fire Risk Assessments for residential and commercial premises

Remediation advice and project management

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.

For further help or advice please contact :