EWS1 Ratings Explained

What is the EWS1 Form and How Do the Ratings Work?

The EWS1 (External Wall System Fire Review) form is a standardised document introduced by the Royal Institution of Chartered Surveyors (RICS). Its primary purpose is to summarise the findings of a Fire Risk Appraisal of External Walls (FRAEW) – a detailed assessment of a building’s external cladding, insulation, and balcony systems.

The form essentially gives a snapshot of the fire safety risk associated with the external walls, using a simple A or B rating system, with further sub-categories. This rating provides mortgage lenders and valuers with the information they need to assess the risk and, crucially, decide whether to lend on a property.

The assessment must be carried out by a “competent person,” often a qualified fire engineer, who examines the construction of the external walls, reviews available documentation, and may conduct intrusive investigations to assess hidden materials.

Option A: External Wall System Does NOT Contain Combustible Materials

A1 Rating

This is the best possible outcome. It means the building’s external wall materials are unlikely to be combustible, and no fire-resisting cavity barriers or other measures would be required. This is typically for buildings constructed predominantly of non-combustible materials like brick, concrete, or steel framing with cementitious boards, with no significant cladding.

Implications: A1 is a highly desirable rating. It indicates low risk, making it straightforward for buyers to obtain mortgages and for leaseholders to sell their properties.

A2 Rating

This rating means the external wall system contains materials that are unlikely to be combustible, but a risk assessment confirms that no remedial works are needed. This might apply to buildings with a small amount of non-combustible cladding (e.g., specific types of stone or ceramic panels) or where existing fire barriers are deemed sufficient.

Implications: Similar to A1, an A2 rating is generally positive. Mortgage lenders will typically be comfortable lending on properties with this rating, leading to smoother transactions for leaseholders and buyers.

A3 Rating

This indicates that the external wall system contains materials unlikely to be combustible, but there are some fire safety issues (e.g., missing fire breaks, minor defects) that require remedial works to be carried out. These are usually less extensive than those for Option B ratings.

Implications: An A3 rating will mean that remedial work is required. While less severe than a B2 rating, the property may still be difficult to mortgage or sell until these works are completed. Lenders will want assurance that the issues are being addressed.

Option B

External Wall System DOES Contain Combustible Materials

B1 Rating

This means that combustible materials are present in the external wall system, but a fire engineer has concluded that the fire risk is low enough not to warrant any remedial works. This might be due to the specific type of combustible material, its minimal quantity, or the overall design of the system which sufficiently mitigates risk.

Implications: A B1 rating is generally acceptable to mortgage lenders. While combustible materials are present, the expert assessment confirms the risk is manageable, allowing for relatively smooth sales and remortgages.

B2 Rating

This is often the most problematic rating. It means that combustible materials are present in the external wall system, and a fire engineer has determined that remedial works are required. The current fire risk is deemed to be sufficiently high that immediate action is needed to ensure the safety of residents.

Implications: A B2 rating has significant implications.

Mortgage Approval: Most mortgage lenders will refuse to lend on properties with a B2 rating until the necessary remedial works are completed.

Property Sales: Selling a flat with a B2 rating is extremely difficult, usually only possible to cash buyers or those willing to wait indefinitely for remediation.

Building Safety Compliance: It signifies that the building is not compliant with modern fire safety standards for its external walls.

Costs: Leaseholders may face substantial costs for remedial works, especially if they are not covered by government schemes or developer warranties.

The Direct Impact of Your EWS1 Rating

The EWS1 rating directly dictates a flat’s marketability and financial viability. For most standard mortgage products, a positive rating—either A1, A2, or B1—will generally lead to a smooth mortgage approval, making the property readily saleable. In stark contrast, a B2 rating presents a significant barrier, almost certainly leading to a mortgage refusal and rendering the property virtually unsellable on the open market. Even an A3 rating, which indicates a need for less extensive work, can cause substantial delays and uncertainty for both buyers and sellers.

Crucially, any rating that identifies the need for remedial work (A3 or B2) highlights that the building is not fully compliant with modern fire safety standards. This is not just a market issue but a legal one, as the Building Safety Act 2022 places a clear duty on the “Accountable Person”—usually the freeholder or managing agent—to address these critical fire safety risks.

Deciphering EWS1 ratings is essential for anyone involved with a multi-storey property. If your building has cladding or an external wall system that may require an EWS1 form, getting a professional assessment is the only way to establish its rating and understand the path forward.

Don’t let uncertainty jeopardise your property’s value or the safety of its residents. Fill out our quote form below to connect with certified and insured fire engineers who can provide a transparent and competitive EWS1 assessment for your building.

Start Your EWS1 Quote

Accredited Fire Engineers — Nationwide Coverage

Fully Compliant with the Building Safety Act

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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.

EWS1 Ratings Explained

Option A: External Wall System Does NOT Contain Combustible Materials

A1 Rating

A2 Rating

A3 Rating

Option B

External Wall System DOES Contain Combustible Materials

B1 Rating

B2 Rating

The Direct Impact of Your EWS1 Rating

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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