What is an EWS1?

In the wake of the Grenfell Tower tragedy, the UK property market has seen significant changes, with a new focus on the fire safety of multi-storey buildings. At the heart of this change is the EWS1 form, a document that has become a crucial, and often debated, part of buying, selling, and managing a flat.

If you’ve been told you need an EWS1 form, you might be wondering what its purpose is. This detailed guide explains exactly what an EWS1 form is for, who needs it, and why it is so important for property transactions and building safety in the UK.

Purpose of an EWS1 Form

The EWS1 form, or External Wall System Fire Review certificate, is a document designed to help mortgage lenders and valuers assess the fire safety of a building’s external wall system. It is not a legal requirement for a building to have one, but rather a tool created by the Royal Institution of Chartered Surveyors (RICS) to provide a consistent and credible way of assessing fire risk.

The form provides a simple summary of a detailed, professional fire safety appraisal. It confirms to a potential lender whether a building’s external walls—including cladding, insulation, and balconies—are considered a low, acceptable, or high fire risk. In short, its main purpose is to give lenders and valuers the information they need to confidently value a property and decide whether they can offer a mortgage.

Property Managers and Freeholders

For freeholders and property managers, the responsibility for commissioning an EWS1 assessment falls squarely on your shoulders. You are the legal owner or representative of the building, and the EWS1 form applies to the entire structure, not just a single flat.

Ensuring Compliance: While the EWS1 is not a legal requirement, it is the primary way to demonstrate a building’s external wall safety to the market. A positive rating can protect residents and maintain the building’s value.
Legal Duty: Under the Building Safety Act 2022, building owners have a legal duty to manage fire safety risks. An EWS1 assessment is a vital part of fulfilling this duty, particularly for higher-risk buildings.
Facilitating Transactions: Providing a valid EWS1 form is essential to help your leaseholders sell their flats. The absence of a form can cause significant distress, delays, and a loss of confidence in the building’s management.

Leaseholders and Homeowners

For a leaseholder, the EWS1 form is most relevant when you are trying to sell or remortgage your property. While you do not own the entire building, your ability to sell your flat is directly tied to the building’s EWS1 status.

Selling a Flat: If your flat is in a high-rise or cladded building, your buyer’s mortgage lender will almost certainly request an EWS1 form. Without a valid and favourable form, the lender may refuse to approve the mortgage, making the sale impossible.
Remortgaging: If you are changing mortgage providers, your new lender will conduct its own valuation and may require a new or updated EWS1 form to proceed.

In both cases, a valid EWS1 form provides confidence to buyers and lenders, leading to smoother and faster transactions.

Why EWS1 Matters for Mortgage Lenders

Why EWS1 Matters for Mortgage Lenders

Mortgage lenders and valuers use the EWS1 form as a critical risk assessment tool. Before the form’s introduction, many lenders simply refused to offer mortgages on any building with cladding, bringing the market to a standstill.

The EWS1 form provides a clear, expert-backed opinion on the building’s external wall fire safety, which helps lenders:

Make an Informed Decision: It allows them to assess the level of risk associated with a property and decide whether it is a secure investment.
Set the Correct Valuation: If the EWS1 form indicates that remedial works are needed (a B2 rating), a valuer can factor the potential cost of these works into the property’s value.
Protect Their Investment: By ensuring the building is safe, the lender protects the asset they are lending on.

The FRAEW and Professional Accreditation

The EWS1 form is a single-page summary of a much more detailed and comprehensive assessment known as a Fire Risk Appraisal of External Walls (FRAEW). This appraisal is the core of the process and involves a thorough review of plans, materials, and potentially intrusive investigations to inspect hidden components.

To ensure the integrity of the assessment, it must be signed off by a “competent person.” This means a professional with specific qualifications and expertise in fire safety. For buildings with combustible materials, this must be a Chartered or Incorporated Fire Engineer. This high level of professional accreditation is essential for the assessment to be robust, legally sound, and accepted by lenders.

FAQs

Do I need an EWS1 to sell my flat?

If your building falls into the categories of height or cladding that concern mortgage lenders, then yes, you will need a valid EWS1 form for your buyer to secure a mortgage. Without it, you may only be able to sell to a cash buyer.

Who can sign an EWS1 form?

An EWS1 form must be signed by a “competent person” with sufficient expertise. This includes a number of qualified professionals from bodies like the Institution of Fire Engineers (IFE) or the Royal Institution of Chartered Surveyors (RICS). For buildings with combustible materials, a Chartered or Incorporated Fire Engineer must be involved.

How long is an EWS1 valid?

An EWS1 form is generally considered valid for up to five years from its issue date. However, its validity can be affected if significant changes or remedial works are carried out on the building’s external walls, or if new fire safety guidance is introduced.

Who is responsible for commissioning the EWS1 assessment?

The responsibility for commissioning and providing the EWS1 form rests with the legal owner of the building. This is often the freeholder or a designated managing agent, who is considered the “Accountable Person” under the Building Safety Act 2022.

Can a building be rated B2 if only a small amount of combustible material is present

Yes, a B2 rating can be given even if the amount of combustible material is small. The rating is based on a holistic Fire Risk Appraisal of the External Walls (FRAEW), which considers not just the quantity of material but also its location, type, and the presence of fire-stopping measures. If a qualified fire engineer concludes that remedial works are needed to make the risk acceptable, a B2 rating will be assigned.

What happens if a building receives a B2 rating?

A B2 rating means that remedial works are required to fix fire safety issues. This will likely make it very difficult for leaseholders to sell their flats. The legal owner of the building then has a duty to develop a plan for the necessary remedial works to address the identified risks and ensure resident safety.

Ensure Your Building Is Assessed Correctly

The EWS1 form is a vital document for building safety and for the financial health of the UK property market. If you are a leaseholder, freeholder, or property manager, understanding your building’s EWS1 status is a crucial step.

To ensure your building is assessed correctly by a qualified professional, fill out the form below. We will connect you with accredited, insured fire engineers who can provide a transparent and competitive quote for a full EWS1 assessment.

Start Your EWS1 Quote

Accredited Fire Engineers — Nationwide Coverage

Fully Compliant with the Building Safety Act

Trusted by Property Managers Across the UK

Fast Turnaround — No Hidden Costs

Insurance-Approved EWS1 Reports

This step-by-step form takes just a few minutes. We’ll ask for your building’s key details and any existing reports or drawings. The more information you provide, the faster our accredited specialists can give you an accurate, fixed-scope quote.

Step 1 of 5

Building Details

Building Name/Numbe(Required)

Building Postcode(Required)

Building Height / Number of Floors(Required)

Only Accredited EWS1 Experts. No Exceptions. All EWS1 assessments are carried out by fully accredited professionals approved under RICS and UK Finance requirements — including Chartered Surveyors (RICS, CABE, CIOB) and Chartered Fire Engineers (IFE, CEng).

Every specialist is vetted for memberships, qualifications, and insurance, with all surveys following PAS 9980:2022. You’ll also receive a full due-diligence pack so you can verify credentials with confidence.

What is an EWS1?

Purpose of an EWS1 Form

Property Managers and Freeholders

Leaseholders and Homeowners

Why EWS1 Matters for Mortgage Lenders

The FRAEW and Professional Accreditation

FAQs

Ensure Your Building Is Assessed Correctly

Start Your EWS1 Quote

Accredited Fire Engineers — Nationwide Coverage

Fully Compliant with the Building Safety Act

Trusted by Property Managers Across the UK

Fast Turnaround — No Hidden Costs

Insurance-Approved EWS1 Reports

Accredited Fire Engineers — Nationwide Coverage

Fully Compliant with the Building Safety Act

Trusted by Property Managers Across the UK

Fast Turnaround — No Hidden Costs

Insurance-Approved EWS1 Reports

Building Details

External Walls.(Cladding)

Previous Reorts

Step 5: Extra Details

Compliance Assured

Building Safety Compliance

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