When Do You Need an EWS1 Form?

If you’re buying, selling, or remortgaging a flat in a building with cladding, you may have heard of the EWS1 Form. But when do you need an EWS1 Form - and when can you confidently move forward without one? This article explains the simple rules.

What Is an EWS1 Form?

Before diving into when you need an EWS1 Form, it’s important to understand what it is. The External Wall System Form is a standardised assessment introduced in 2019 by the Royal Institution of Chartered Surveyors (RICS) and UK Finance. It provides assurance to lenders, valuers, buyers, and leaseholders about the fire risk posed by a building’s external wall system — including cladding, insulation, balconies, and attachments.

The EWS1 survey does not assess the entire building's fire safety. It only covers the materials and construction of external wall systems. It is completed by a qualified professional (usually a chartered fire engineer or suitably qualified chartered building surveyor) who inspects the building and assigns it an EWS1 rating.

Why the EWS1 Form Exists

The EWS1 process was born out of safety concerns following the Grenfell Tower tragedy. In the wake of Grenfell, lenders became cautious about the fire risk of cladding systems on tall buildings. This made it difficult for buyers and leaseholders to get mortgages or remortgage properties unless a formal assessment confirmed the wall system posed low or manageable fire risks.

The EWS1 process became a key tool to unblock the market and restore confidence in flats within multi-storey buildings.

When Do You Need an EWS1 Form?

The short answer is: you need a form if your building has certain types of cladding or attachments and you are selling, buying, or remortgaging a flat. However, the long answer depends on the height of the building and the materials used.

1. Is the Building Over 18 Metres?

If the building is over 18 metres tall (typically around 6 storeys or more), you almost always need an EWS1 Form, unless:

The external wall system contains no cladding or combustible materials;

The building has already been assessed and a valid EWS1 Form is available;

You are not selling or remortgaging (e.g., you're just living in the property).

2. Is the Building Between 11m and 18m (Around 4–6 Storeys)?

In buildings between 11m and 18m:

You need an EWS1 Form if the external walls include potentially combustible cladding, timber balconies, or attachments like HPL or ACM panels;

You may not need one if the building has traditional brick walls and non-combustible balconies;

Mortgage lenders will often decide based on a risk matrix, including advice from valuers and fire risk assessors.

3. Is the Building Under 11 Metres?

For buildings under 11m:

An EWS1 Form is generally not required;

However, some lenders may still ask for it, particularly if visible cladding or combustible features are present;

In rare cases, buildings under 11m have had EWS1 forms requested due to specific design concerns or historic fire risk reports.

RICS Guidance on When EWS1 Is Needed

In March 2021, RICS published official guidance to help determine when an EWS1 Form is necessary. According to RICS, you need an EWS1 survey only if:

There is cladding on the building, including HPL, ACM, timber, or MCM;

There are combustible materials on balconies or in attachments;

There are signs of unsafe modifications to the external wall system.

If none of the above are present, the property should be excluded from requiring an EWS1 Form, even if the building is over 18m.

What if Your Building Already Has an EWS1 Form?

If your building has already been assessed and a valid EWS1 Form exists (they’re valid for 5 years), this can be reused by all leaseholders. However, some lenders may still require an updated form depending on their risk appetite and market conditions.

Who Decides If You Need an EWS1 Form?

Here’s how the decision-making process typically unfolds:

Mortgage Lender: They will ask the valuer to check for cladding or fire risk concerns.

Valuer / Surveyor: May recommend an EWS1 assessment if red flags are identified.

Managing Agent / Freeholder: May already have commissioned an EWS1 Form.

Buyer / Seller: If a buyer's lender requires one, the transaction may stall without it.

Does the Law Require an EWS1 Form?

No, there is no legal requirement to have an EWS1. However, in practice, lenders often require it, which makes it effectively mandatory in many property transactions. Government policy is increasingly encouraging a risk-based approach, particularly after the introduction of PAS 9980 in 2022.

Common Myths About When You Need an EWS1 Form

“All flats need an EWS1 Form.” – Not true. Many buildings with brick façades and no combustible materials don’t need one.

“My flat is in a small block so I’m exempt.” – Size matters, but materials matter more.

“An EWS1 Form guarantees my building is safe.” – The EWS1 only covers the external wall system.

What Happens If You Need an EWS1 Form But Can’t Get One?

If a lender insists on an EWS1 Form and one doesn’t exist, your mortgage application may be rejected. If you are selling, the sale may fall through.

Options include:

Contacting the freeholder or managing agent to request an assessment;

Working with other leaseholders to apply pressure collectively;

Using a specialist EWS1 consultancy to advise on next steps;

Exploring alternate lenders who follow a risk-based approach.

What’s the Cost of an EWS1 Form?

The cost of arranging an EWS1 survey varies depending on:

The size and complexity of the building;

Whether intrusive investigations are needed;

Whether a valid form already exists.

Fees typically range from £2,000 to £20,000+, often shared among leaseholders.

How Long Does It Take to Get an EWS1?

It may take weeks to secure an appointment. The process typically involves:

Desktop review;

Site inspection;

Lab testing (if needed);

Reporting and sign-off.

Once completed, the form is uploaded to the Building Safety Information Portal.

How to Avoid Unnecessary Delays

Check if an EWS1 Form already exists for your building;

Review your building’s height and cladding materials;

Ask your lender if they require an EWS1 Form;

Contact a building safety consultant early if unsure.

Key Takeaways

1. Required for buildings over 18m with cladding or combustible features;

2. 11m–18m buildings may require one depending on materials;

3. Under 11m, rarely needed unless specific risks are present;

4. Driven by lender requirements, not legislation;

5. Government supports risk-based assessments like PAS 9980.

Final Thoughts

Understanding when you need an EWS1 Form helps avoid delays when buying, selling, or remortgaging. If your building is affected — or you're unsure — it pays to get expert advice early.

FAQs

Who can complete an EWS1 Form?

Only qualified professionals — such as chartered fire engineers or trained building surveyors — can complete and sign an EWS1 Form.

Does an EWS1 Form expire?

Yes, it is valid for 5 years unless major changes to the wall system occur.

Can I use the same EWS1 Form as other leaseholders?

Yes. An EWS1 applies to the entire building, not just one flat.

Need Help with an EWS1 Survey?

Anstey Horne is one of the UK’s leading authorities on EWS1 assessments. Our team of fire engineers and surveyors can:

Advise on whether your building needs an EWS1 Form;

Conduct assessments and issue official documentation;

Support leaseholders, buyers, and freeholders through the process.

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.

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