Do I Need an EWS1 Form?
The EWS1 form has become a common — and often frustrating — part of the UK property market. Whether you’re a leaseholder selling, a buyer, or a property manager, knowing when and why it’s needed is essential.
Originally introduced by the Royal Institution of Chartered Surveyors (RICS) after the Grenfell tragedy, the EWS1 is not a legal safety certificate. Instead, it’s a standardised document for mortgage lenders to assess the fire risk of a building’s external wall system and determine its mortgageability.
The form summarises findings from a Fire Risk Appraisal of External Walls (FRAEW), which examines cladding, insulation, balconies, and other external materials for combustibility and safety concerns.
Importantly, an EWS1 is not required for every property. Its use depends on lender requirements and official guidance, typically applying to multi-storey or cladded buildings where fire risk is a concern.
The main reason leaseholders or freeholders need an EWS1 form is to unlock property transactions — whether selling, buying, or remortgaging — since most lenders require it to approve a mortgage and protect their investment.
When an EWS1 Is Needed
High-Rise Buildings (18m+ / 6 storeys+)
An EWS1 form is almost always required for residential buildings in this height bracket. If the building has any amount of cladding or curtain wall glazing on its façade, lenders will demand a professional assessment to ensure the materials are not a fire risk. This is the primary trigger for the EWS1 process and is a non-negotiable for most mortgage providers.
Mid-Rise Buildings (11m-18m / 5-6 storeys)
The need for an EWS1 form is highly likely if the building has a “significant amount” of cladding (generally defined as 25% or more of the façade). This height band is a common trigger for lenders, especially if the building’s external walls contain materials like Aluminium Composite Material (ACM), High-Pressure Laminate (HPL), or other potentially combustible components.
The Presence of Combustible Materials
Regardless of a building’s height, if the external walls contain combustible materials that are a known fire risk, an EWS1 form will be required. This includes the presence of ACM or HPL panels, or balconies that are vertically stacked with combustible balustrades or decking (e.g., timber). This is a critical point that can trigger the requirement even for lower-rise buildings.
The Mortgage Lender’s Decision
Ultimately, the requirement for an EWS1 form is a commercial decision for the lender. While the industry has made great strides towards a more proportionate approach, some lenders may still request a form even when official guidance suggests it is not necessary. In these cases, the transaction will not proceed without the form.
Specific Fire Safety Concerns
If a Fire Risk Assessment for the building raises specific, justified concerns about the external wall system, an EWS1 assessment is a necessary step to investigate and address those risks. This falls under the new duties placed on building owners by the Building Safety Act 2022.
When an EWS1 Isn’t Needed
Low-Rise Buildings (4 storeys or fewer)
Following government and RICS guidance in late 2021, an EWS1 form should not be requested for buildings in this height category. Lenders have largely aligned with this, as these properties are considered lower risk. The main exception is if a building in this category has known issues with combustible cladding, which would then require an assessment.
Buildings with a Compliant FRAEW
If a building has already undergone a satisfactory Fire Risk Appraisal of the External Walls (FRAEW) in accordance with the PAS 9980:2022 code of practice, and a valid EWS1 form has been issued, a new one is not required. While forms are valid for five years, recent guidance from UK Finance in April 2025 has clarified that lenders should not demand a new form simply because the previous one has expired, so long as there has been no significant change to the building.
Buildings with Traditional Construction
Properties constructed from traditional materials like brick and stone, with no cladding or combustible features on the external walls, are unlikely to require an EWS1 form. The process is specifically designed to assess the fire safety of non-traditional external wall systems.
Flats in a Building with a Valid Form
The EWS1 form applies to the entire building, not individual flats. If you are a leaseholder trying to sell or remortgage, you should request a copy of the existing form from your freeholder or managing agent. As long as the form is valid and satisfactory, you will not need to commission a new survey.
For Personal Residence (Not Selling)
You do not need an EWS1 form if you are not selling, remortgaging, or planning a transaction that requires a valuation. The form is a tool for the property market, not a legally required safety certificate for a building’s occupants.
Who Is Responsible for the EWS1 Form?
The freeholder or building owner holds ultimate responsibility for arranging an EWS1 Form, as they are legally accountable for the building’s safety. In most cases, this process is managed on their behalf by a property managing agent.
Leaseholders cannot commission an EWS1 Form directly, but they may request that the freeholder or managing agent organises one, especially if a sale or remortgage depends on it. Mortgage lenders will only accept an EWS1 signed by a suitably qualified and insured professional, making it vital that the responsibility is handled correctly at ownership level.
Ensure Your Building is Compliant
An EWS1 form can only be signed by a competent professional, as defined by RICS. For complex or higher-risk buildings, this means a Chartered or Incorporated Fire Engineer with the right qualifications and experience. This level of accreditation ensures the assessment is robust, compliant, and accepted by lenders.
Cutting corners with cheap or non-accredited surveys risks invalid forms, costly delays, and serious safety concerns. To protect both your building’s safety and its value, it is essential to use fully accredited professionals with the correct Professional Indemnity insurance for this specialist work.
Take the first step today by filling out the form below. We’ll connect you with qualified, insured, and experienced fire engineers who can provide a thorough EWS1 assessment and a transparent, competitive quote.
