Who Can Complete an EWS1 Form? Guide for Building Owners and Surveyors

The External Wall System (EWS1) Form is now a critical part of the property transaction and lending process in England & Wales. Introduced in 2019 by the Royal Institution of Chartered Surveyors (RICS), it provides a standardised way to assess the fire risk of a building’s external wall system, particularly where combustible cladding or insulation may be present. For building owners, freeholders, managing agents, and lenders, the most common question remains: Who can legally and competently complete an EWS1 form?

The answer depends on the type of building, its height, its risk profile, and the competence of the professional instructed. In February 2025, RICS updated its list of successful completers of the EWS Assessment Training Programme:contentReference[oaicite:0]{index=0}, reinforcing exactly who can and cannot sign off these forms.

This guide provides an in-depth explanation of the rules, professional competence requirements, and the implications for owners and lenders.

Why the EWS1 Form Matters

EWS1 forms are typically required when:

Selling or remortgaging flats in multi-storey, multi-occupancy residential buildings.

The building has external wall systems containing materials that may be combustible.

The lender needs assurance that the building has been assessed for fire risk in accordance with government guidance.

Without a valid EWS1 form, transactions can stall, and lenders may refuse mortgage approval. Insurers may also reassess risk or premiums.

The Two Assessment Routes: Option A vs. Option B

The EWS1 form has two distinct assessment routes:

Option A – Buildings where materials are unlikely to support combustion

Purpose: Confirms that external wall materials are not likely to be combustible, or that fire risk is otherwise negligible.

Competence requirement:

Must be completed by a professional member of RICS, the Institution of Fire Engineers (IFE), the Chartered Association of Building Engineers (CABE), or other recognised bodies.
Completion requires passing the RICS EWS Assessment Training Programme or having demonstrable equivalent competence.
Suitable for low- to medium-rise buildings, typically below 18m, unless there are complicating factors.

Must be completed by a professional member of RICS, the Institution of Fire Engineers (IFE), the Chartered Association of Building Engineers (CABE), or other recognised bodies.Completion requires passing the RICS EWS Assessment Training Programme or having demonstrable equivalent competence.Suitable for low- to medium-rise buildings, typically below 18m, unless there are complicating factors.

Option B – Buildings where combustible materials are present

Purpose: Confirms the extent of combustible materials and the associated fire risk, often requiring intrusive investigation and a risk-based assessment.

Competence requirement:

Above 18m: Must be carried out by an Incorporated Engineer (IEng) or Chartered Engineer (CEng) registered with the Engineering Council via IFE or another recognised body with demonstrable fire engineering competence.
Below 18m: A trained EWS1 assessor may complete Option B for lower risk buildings, but for complex or high-risk cases, best practice is to involve an IEng or CEng fire engineer.
Often requires input from a fire engineer to interpret findings and make the final assessment.

Above 18m: Must be carried out by an Incorporated Engineer (IEng) or Chartered Engineer (CEng) registered with the Engineering Council via IFE or another recognised body with demonstrable fire engineering competence.Below 18m: A trained EWS1 assessor may complete Option B for lower risk buildings, but for complex or high-risk cases, best practice is to involve an IEng or CEng fire engineer.Often requires input from a fire engineer to interpret findings and make the final assessment.

Professional Competence – The RICS February 2025 Guidance

The RICS EWS Assessment Training Programme is now the industry benchmark for competence in EWS1 completion. The July 2025 list of successful completers includes professionals from RICS, IFE, and CABE, who have demonstrated the knowledge and practical skills required to complete Option A or certain Option B assessments.

However:

Passing the course does not automatically mean the individual can sign all EWS1 forms.

For high-risk residential buildings above 18m, RICS still expects an IEng or CEng with fire engineering competence to lead the assessment.

Competence must be self-assessed for each project, and if in doubt, the assessor should refer to a fire engineer.

Who is Eligible to Complete an EWS1 Form in England & Wales?

1. Professionals Who Have Completed the RICS EWS Assessment Training Programme

These include:

RICS members who have passed the EWS training.

IFE members with relevant qualifications.

CABE members with demonstrated fire safety competence.

They can:

Complete Option A assessments for buildings of any height, provided the materials are non-combustible.

Complete Option B for certain lower-risk buildings below 18m.

2. Chartered and Incorporated Fire Engineers

Required for Option B in high-risk buildings above 18m.

Must be registered with the Engineering Council via the Institution of Fire Engineers (or another recognised body).

Provide specialist expertise for complex cases.

3. Other Professionals with Demonstrable Equivalent Competence

May include Chartered Building Surveyors, Chartered Building Engineers, or Chartered Construction Managers.

Must be able to evidence relevant training and experience in external wall fire safety.

Often work in collaboration with fire engineers.

Key Competence Principles

When instructing a professional:

Check the register – Verify whether they appear on the RICS list of successful EWS Assessment Training Programme completers.

Match competence to building type – Ensure the professional is authorised and competent for Option A or B as required.

For complex cases, escalate – If the building is complex or high-risk, involve a fire engineer even if not strictly required.

Retain full records – Lenders and insurers may request evidence of the assessor’s competence.

Risks of Using an Ineligible Signatory

Mortgage delays or refusals – If the form is signed by someone who is not eligible, lenders will reject it.

Professional negligence exposure – An invalid assessment could expose the signatory and the building owner to legal action.

Reputational risk – Owners and managing agents seen to cut corners may face scrutiny from residents, regulators, and the media.

Common Pitfalls for Building Owners and Agents

Assuming any surveyor can sign – Only those with the right qualifications and competence can do so.

Using outdated guidance – The rules and competence expectations have evolved since 2019.

Failing to match the right assessor to the building’s complexity – Option B in a high-risk building is not the same as Option B in a low-risk one.

Neglecting to verify membership and training status – Always confirm credentials with RICS, IFE, or CABE.

Best Practice for Instructing an EWS1 Assessment

Identify the correct assessment route (Option A or B) based on known materials and height.

Engage an eligible professional with proven competence for that route.

Provide full access to plans, fire risk assessments, and construction details.

Budget for investigations – Some assessments require intrusive checks.

Retain the EWS1 form and evidence securely for lender and insurer use.

Anstey Horne – Professional EWS1 Assessment Services

At Anstey Horne, our RICS-registered and fire safety trained professionals are fully competent to complete EWS1 forms in accordance with the latest guidance. We:

Provide clear advice on whether Option A or B applies.

Work with IEng and CEng fire engineers for high-risk cases.

Deliver assessments that meet lender, insurer, and regulatory expectations.

Manage the process efficiently to minimise transaction delays.

Contact us today to discuss your building’s requirements and arrange a compliant EWS1 assessment.

FAQs – Who Can Complete an EWS1 Form?

1. Can my regular building surveyor complete an EWS1 form?
Only if they have the relevant qualifications, competence, and have passed the RICS EWS Assessment Training Programme (or equivalent).

2. Does height matter for who can sign the form?
Yes. Above 18m, Option B assessments must be carried out by an IEng or CEng fire engineer.

3. Can an architect complete an EWS1 form?
Only if they can demonstrate equivalent competence in fire risk assessment of external walls and meet RICS guidance.

4. Is the RICS EWS training mandatory?
It is the recognised industry standard, though equivalent training and competence may be accepted.

5. Can I use the same form for multiple buildings?
No. Each building requires its own EWS1 form and assessment.

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 who can complete an EWS1 Form 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.

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