How Long Is an EWS1 Valid For? A Complete Guide

The EWS1 form has become a critical document for leaseholders, buyers, lenders, and managing agents since it was introduced in 2019. Its purpose is to confirm whether external wall systems (EWS) on residential buildings have been properly assessed for fire risk. But one of the most common questions asked is: how long is an EWS1 valid for?

In this guide, we set out the official position on the validity period of the EWS1 form, explain the technical requirements behind it, and explore circumstances where lenders, valuers, or building owners may require a fresh assessment. We also look at the link between EWS1 forms, PAS 9980, and Fire Risk Appraisal of External Walls (FRAEW) reports.

What Is an EWS1 Form?

The EWS1 form was jointly developed by RICS, UK Finance, and the Building Societies Association (BSA) in December 2019 in response to the cladding crisis following the Grenfell Tower fire. It is not a legal requirement but is used by mortgage lenders to confirm that a building’s external wall system has been assessed by a suitably qualified professional. Without it, leaseholders in affected buildings often find themselves unable to sell, remortgage, or staircase their homes.

The form comes in two routes:

Option A – for buildings where external wall materials are unlikely to be combustible or present a significant fire risk.

Option B – for buildings where combustible materials are present and a more detailed assessment is required, usually by a Chartered (CEng) or Incorporated (IEng) Fire Engineer.

How Long Is an EWS1 Valid?

Official RICS guidance states that an EWS1 form is valid for five years from the date of issue. This means that, in principle, once a qualified professional has signed off the form, leaseholders and lenders should be able to rely on it for that period without needing a fresh assessment.

However, the five-year validity is not absolute. In practice, several factors can shorten this period and lead to a requirement for a new EWS1, even within the five years.

Circumstances That May Invalidate an EWS1 Early

Although the form is intended to last five years, events and changes to a building can undermine its reliability. Examples include:

Remedial works or alterations to the external wall system
If cladding, insulation, fire barriers, or balconies are replaced, removed, or modified, the original EWS1 may no longer reflect the building’s true fire risk.
In these cases, lenders typically request a new EWS1 form based on a fresh FRAEW inspection.

Discovery of workmanship defects
Intrusive investigations often uncover missing or poorly installed fire barriers, cavity trays, or fixings that were not evident during initial inspections.
Even if the materials themselves are safe, poor workmanship may trigger a reassessment.

Updates to fire safety regulations or guidance
The introduction of PAS 9980:2022 has set out a new, structured methodology for undertaking Fire Risk Appraisals of External Walls.
Lenders may prefer EWS1 forms based on a PAS 9980-compliant FRAEW, meaning earlier forms may be deemed insufficient.

Revised lender requirements
Each mortgage lender applies its own risk thresholds. Some may accept an existing form, while others may demand a new one if the market or regulatory environment changes.

Material changes in building use or risk profile
For example, if a building converts from office-to-residential or significantly increases occupancy, the risk profile changes, and a fresh assessment may be required.

The Link Between EWS1, FRAEW, and PAS 9980

Since 2022, the EWS1 form has been closely tied to the Fire Risk Appraisal of External Walls (FRAEW) process described in PAS 9980. This is a detailed technical assessment carried out by a competent professional to evaluate the fire risk of external wall systems.

The FRAEW is the underlying evidence base. The EWS1 is simply a summary form used by valuers and lenders.

Therefore:

The cost and time involved in producing an EWS1 are in addition to the FRAEW.

An EWS1 cannot be reliably produced without intrusive inspection and a FRAEW report, especially for higher-risk or complex buildings.

If remedial works are undertaken, the FRAEW must be updated, and a new EWS1 produced.

This connection means that the “five-year validity” of an EWS1 is only as reliable as the underlying condition of the building and the FRAEW on which it is based.

Who Can Complete an EWS1?

Not every surveyor or fire engineer is eligible to sign an EWS1. Only professionals with demonstrable competence in fire safety can complete the form.

As per RICS and cross-industry guidance:

Option A forms (no combustible materials or low risk) can be signed by members of professional bodies such as RICS, CABE, or CIOB who have completed the EWS assessment training programme.

Option B forms (where combustible materials are present) must usually be signed by a Chartered Engineer (CEng) or Incorporated Engineer (IEng) with fire safety expertise, typically registered via the Institution of Fire Engineers (IFE).

The recently published lists of successful completers of the EWS training programme help lenders and building owners verify competence.

What Happens When an EWS1 Expires?

Once the five-year validity period passes, or if the form is invalidated earlier by remedial works or regulatory changes, a new assessment will be needed.

For leaseholders: This may affect mortgage applications, sales, or staircasing under shared ownership.

For managing agents and freeholders: They may need to commission a new FRAEW and obtain an updated EWS1 to satisfy lenders and insurers.

For buyers and valuers: An expired form will typically be treated as if no form exists.

Because of this, building owners are encouraged to keep track of expiry dates and budget for renewal in advance.

Practical Challenges With EWS1 Validity

In practice, the question “How long is an EWS1 valid?” has proved more complicated than the official five-year rule suggests. Common issues include:

Inconsistent lender policies – Some lenders insist on forms less than two years old, particularly if the assessment pre-dates PAS 9980.

Disputes over remediation works – Leaseholders may find lenders unwilling to rely on a form signed before significant cladding works, even if the works are said to be “low risk.”

Delays in replacement forms – Commissioning new FRAEWs and EWS1s can take months, leaving leaseholders unable to progress sales.

Cost burdens – A new FRAEW can cost tens of thousands of pounds, with additional charges for producing the EWS1 form itself.

Best Practice for Leaseholders and Managing Agents

To minimise the risk of an EWS1 becoming unusable, the following steps are recommended:

Keep a central register of all EWS1 forms, including issue dates and expiry dates.

Commission FRAEWs in line with PAS 9980 to ensure future-proof compliance.

Record all remedial works to the external wall system with detailed photographic evidence, so updated forms can be produced quickly.

Communicate with lenders early to confirm whether an existing EWS1 will be acceptable.

Engage competent professionals only, ensuring that those signing the form are listed on RICS, CABE, or IFE registers.

FAQs – How Long Is an EWS1 Valid?

Q1: How long is an EWS1 valid?
An EWS1 form is officially valid for five years, but in practice it may need replacing sooner if remedial works are undertaken or regulations change.

Q2: Do I need a new EWS1 after cladding works?
Yes. Any significant changes to the external wall system, such as replacing cladding or installing new fire barriers, require a fresh FRAEW and new EWS1 form.

Q3: Can different lenders have different rules?
Yes. Some lenders only accept EWS1 forms issued after PAS 9980:2022. Others may refuse forms older than two years, even if technically still valid.

Q4: Does an EWS1 apply to the whole building or just one flat?
The form applies to the entire building, not an individual dwelling. Once issued, all flats in the block can rely on it until it expires or is superseded.

Q5: What happens if my EWS1 expires while selling my flat?
If the form expires during the sales process, most lenders will require a fresh one. This can delay or even halt the transaction.

Q6: Who pays for a new EWS1 when the old one expires?
Costs are typically met by the freeholder or managing agent, but they may be recovered from leaseholders through service charges.

Key Takeaways

Official validity: Five years from the date of issue.

Practical reality: May be shorter if remediation, regulation changes, or lender requirements demand a fresh assessment.

Underlying link: Every EWS1 depends on a FRAEW carried out in line with PAS 9980.

Responsibility: Managing agents and freeholders should track expiry dates and plan renewals in advance.

Professional sign-off: Only suitably qualified surveyors and fire engineers can complete EWS1 forms.

How Anstey Horne Can Help

At Anstey Horne, our fire engineers and chartered surveyors are fully accredited to undertake Fire Risk Appraisals of External Walls (FRAEW) in accordance with PAS 9980 and to provide EWS1 forms that lenders recognise. We assist building owners, managing agents, and leaseholders across England & Wales in navigating the EWS1 process, from initial intrusive inspections through to sign-off.

If you need advice on the validity of an existing EWS1, or a quotation for a new FRAEW and EWS1 form, get in touch with our fire consultancy team today.

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 how EWS1 Surveys affect insurance and mortgage approvals or any other aspect 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 :