How Much Does an EWS1 Cost?

Navigating the UK property market can be complex, and for many leaseholders, freeholders, and property managers, the “EWS1” acronym has become a significant source of concern.

The cost of an EWS1 survey in the UK can vary dramatically, ranging from a few thousand pounds to tens of thousands. On average, property managers, leaseholders, and freeholders can expect to pay anywhere from £6,000 to over £28,000 for a full assessment.

The EWS1 form itself is typically issued for free once the fire risk assessment is complete, but it is the comprehensive appraisal that drives the cost.

Factors Affecting the EWS1 Survey Cost UK

Several variables influence the final price you will be quoted for an EWS1 survey. Understanding these can help you budget and prepare for the process.

This is the most significant factor. Larger and taller buildings with multiple external wall systems, different types of cladding, or complex architectural features will require more extensive investigation and a longer assessment period. A simple, low-rise block will be significantly cheaper to assess than a high-rise tower with multiple façades.

The type of survey needed directly impacts the cost.

  • Non-Intrusive Surveys: A desktop review of existing plans and visual inspections from the ground. This is rarely sufficient on its own and may only be possible for simple, low-risk buildings with robust historical documentation.
  • Intrusive Surveys: This is the most common and often required type of survey. It involves opening up sections of the external wall to inspect the underlying insulation, fire barriers, and other materials. This is crucial for identifying hidden defects or improperly installed components. Intrusive surveys are more time-consuming and costly due to the nature of the work.

Costs for professional services, including fire engineering, are typically higher in London and the South East of England due to increased demand and operational overheads. Prices may be slightly lower in other parts of the UK, although there are fewer accredited professionals available outside major cities.

The complexity of the building and the findings of the initial assessment determine whether a specialist fire engineer is needed. For buildings with combustible materials or complex designs (Option B on the EWS1 form), a Chartered or Incorporated Fire Engineer must sign off the form. Their specialist expertise and professional indemnity insurance are costly and are reflected in the final price.

The Importance of High-Quality vs. Cheap Surveys

When it comes to building safety, cutting corners is a false economy. A cheap survey may seem appealing, but it can lead to serious problems down the line.

  • Inaccurate Assessments: A low-cost, quick survey may not be thorough enough to identify all fire safety risks. This could result in an incorrect EWS1 rating, leaving residents at risk and potentially making the building uninsurable or unsellable in the future.
  • Non-Compliance: Mortgage lenders and insurers now expect EWS1 forms to be based on a compliant FRAEW. A survey that doesn’t follow the PAS 9980 methodology may be rejected, meaning you have to start the costly process all over again.
  • Professional Accreditation: The EWS1 form must be signed by a “competent person,” which for complex cases, means a Chartered or Incorporated Fire Engineer. Using an accredited professional from bodies like the Institution of Fire Engineers (IFE) or RICS ensures the survey is conducted to the highest standards, is legally sound, and will be accepted by lenders.

Beware of Hidden Costs and Additional Fees

The initial quote for an EWS1 survey may not include all potential costs. Property owners should be aware of a number of hidden fees that can arise during the process.

  • Access Equipment: For high-rise buildings, scaffolding, cherry pickers, or rope access specialists may be required to inspect the external walls. The cost of hiring this equipment and the qualified operators can add thousands of pounds to the overall bill.
  • Permits and Licences: Depending on the location and scope of the work, permits may be needed from local councils to erect scaffolding or close off public access areas.
  • Additional Investigations: If the initial intrusive survey reveals further problems or a lack of documentation, additional testing may be required. This could include laboratory testing of materials or more widespread investigations, leading to unexpected costs.
  • Remedial Works: The EWS1 process is an assessment, not a fix. If the survey identifies fire safety issues, the building will be given a B2 rating, and you will face additional, significant costs for any necessary remedial works or cladding removal.