The EWS1 form is required for many residential buildings before mortgage lenders will lend against flats. Here's what it is, who can complete it, and how the process works.
29 April 20254 min readFire Safety Services
The EWS1 Form Explained
An EWS1 (External Wall System 1) form is a standardised document used by mortgage lenders and valuers to confirm the outcome of an external wall fire risk assessment on a residential building. It was introduced in December 2019 by UK Finance, the Building Societies Association and RICS in response to concerns about cladding safety following the Grenfell Tower fire.
The EWS1 form itself is a one-page document. It records the assessor's identity, the building address, and — crucially — the outcome of the assessment: either that the external wall requires no remediation (EWS1A) or that the external wall requires remediation (EWS1B).
Why Was the EWS1 Form Introduced?
Following the Grenfell Tower fire in 2017, mortgage lenders became concerned about the presence of combustible external wall materials — particularly aluminium composite material (ACM) cladding — on residential buildings. Without a way to assess and communicate external wall fire risk, many lenders began to decline mortgage applications on flats in multi-storey residential buildings, regardless of whether any specific concern had been identified.
The EWS1 form was introduced to provide a standardised mechanism for communicating the outcome of an external wall assessment to lenders. An EWS1A outcome indicates the building has been assessed and no remediation is required. An EWS1B outcome indicates remediation is required, which will affect mortgage availability and valuation.
Key point: An EWS1 form is not a pass or fail certificate. EWS1A means no remediation required. EWS1B means remediation is needed — which does not necessarily prevent a sale but will affect lending decisions.
EWS1A vs EWS1B: What Is the Difference?
The EWS1 form has two possible outcomes:
EWS1A — the external wall system has been assessed and either: (A1) no combustible materials are present, or (A2) combustible materials are present but the fire risk is sufficiently low that no remediation is required. An EWS1A outcome typically allows mortgage lending to proceed normally.
EWS1B — the external wall system has been assessed and remediation is required. A B1 outcome indicates the risk from combustible materials is low enough that some lenders may still lend, depending on their individual risk appetite. A B2 outcome indicates a higher risk level that will significantly restrict lending.
Which Buildings Need an EWS1 Form?
Not all buildings need an EWS1 form. RICS guidance — updated in 2021 — limits the circumstances in which a lender can require one. The key factors are:
Buildings of any height with cladding or render — typically require EWS1
Buildings of any height with balconies constructed from or incorporating combustible materials — typically require EWS1
Buildings under 18 metres with entirely non-combustible external walls and no balcony concerns — EWS1 typically not required by lenders under RICS guidance
Buildings over 18 metres — requirements depend on the specific external wall characteristics
Who Can Sign an EWS1 Form?
Under the current RICS requirements, an EWS1 form must be signed by a suitably qualified professional — typically a chartered fire engineer or a chartered surveyor with appropriate fire engineering competence. For buildings where the assessor concludes that combustible materials are present, the signatory must hold a higher level of competence, generally Chartered Engineer status.
The underlying technical assessment is a Fire Risk Appraisal of External Walls (FRAEW) carried out in accordance with PAS 9980:2022. The EWS1 form records the outcome of that assessment.
How Long Is an EWS1 Form Valid?
An EWS1 form does not have a fixed expiry date. RICS guidance suggests that a form should be reviewed where there has been a significant change to the building — such as refurbishment of the external wall — or where new information comes to light about the materials present. In practice, many mortgage lenders apply their own validity criteria, typically treating forms as current for five years from the assessment date.
Frequently Asked Questions
Does my flat need an EWS1 form to sell?
Not necessarily. EWS1 is required by mortgage lenders, not by law. If your buyer is purchasing with a mortgage, their lender may require an EWS1 form depending on the building's characteristics. If your buyer is a cash buyer, no EWS1 is required for the transaction itself.
Who pays for an EWS1 assessment?
The freeholder or building owner is responsible for commissioning and paying for an EWS1 assessment. Leaseholders cannot be required to pay for the assessment — though they may face service charge implications if remediation is subsequently required.
How long does an EWS1 assessment take?
A desktop review can be completed within a few days. A full FRAEW assessment including site inspection typically takes 2 to 4 weeks. The EWS1 form is issued once the FRAEW report is complete.
Can an EWS1 form be transferred to a new owner?
Yes. An EWS1 form relates to the building, not to an individual leaseholder. A valid EWS1 form can be relied upon by subsequent purchasers, subject to the lender's own policies on form validity.
What if the freeholder refuses to commission an EWS1 assessment?
Freeholders have a legal obligation to maintain fire safety in their buildings. Where a freeholder is unresponsive, leaseholders can seek assistance from their local authority or the Building Safety Regulator. The Leasehold Advisory Service (LEASE) provides guidance on leaseholder rights.
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