For property owners and buyers in the UK, getting your head around the EWS1 process is essential, particularly if you’re involved in multi-storey residential buildings. With growing lender scrutiny and evolving fire-safety requirements, it is your responsibility to understand your obligations and ensure you’re on the right side of regulations. This guide will explain everything you need to know about the EWS1 process: what is an EWS1 form, who needs it, and why.
What is an External Wall System (EWS)?
The term External Wall System (EWS) refers to the outside wall of a building, including the outer wall itself, any cladding, insulation, fire-break systems, balconies, external walkways, etc. One of the most critical functions of the EWS is ensuring fire safety in residential homes, through the use of suitable materials and construction methods that limit fire spread around the exterior of the building.
Following the tragedy of the Grenfell Tower fire in 2017, the authorities have put additional focus on fire-safety regulations for the external wall system. This has also led to the introduction of the EWS1 form in 2019, by the Royal Institution of Chartered Surveyors (RICS).
What is an EWS1 form/process?
The EWS1 form is a standardised document created to confirm that a building has been professionally assessed for fire safety, in line with government guidance. It is primarily intended for residential properties, such as blocks of flats, dormitories, student accommodation, and assisted living homes, but it may also apply to short-term accommodation (i.e. hotels) when relevant. The form does not replace a life safety certificate, but rather acts as an assurance for home buyers, sellers, mortgage lenders, and valuers.
The EWS1 process refers to a qualified professional performing a thorough assessment of the external wall system, checking what cladding, insulation, and attachments exist as well as evaluating the risk of fire spreading via the system. Upon completion of this appraisal, the specialist signs an EWS1 certificate, which is valid for 5 years for the entire building.
Who completes the EWS1 form?
The assessment must be carried out by a competent professional of a relevant professional body in the construction industry, such as RICS or IFE, with necessary expertise and recognised qualification in fire safety, external wall systems, building materials, and inspection regimes. This may include chartered surveyors, fire engineers, or other industry specialists. However, the insurance market for this type of work is very limited, and EWS1 work is specifically excluded from many RICS policies, so it is important that you check before engaging a professional that they are not only suitably qualified, but also adequately insured to provide advice.
EWS1 form scams
In the past, there have been examples of fraudulent activity around EWS1 assessments. One of the most recent investigations (August 2024) involved a fire engineer and their firm, who were accused of signing off on fire safety certificates using another engineer’s credentials, without their permission. This resulted not only in the expulsion of the engineer and their firm by the IFE, but also the withdrawal of mortgage offers by lenders on properties whose EWS1 forms were signed by the company; in turn affecting numerous buyers.
Therefore, property owners and buyers are urged to make sure that their building’s EWS1 form was completed by a suitably qualified professional, under the correct credentials.
Who needs an EWS1 certificate?
If you’re looking to buy or sell a property, the next obvious question is: does my building need an EWS1 form? The answer is, unfortunately, not as straightforward. Not every building needs an EWS1 certificate – it depends on a number of criteria (which has also evolved significantly over time):
- Height / number of storeys – Originally, the form was designed for residential buildings above 18 metres tall only. However, since January 2020, the government made changes that meant all residential buildings of any height may be within scope for an EWS1 certificate.
- Type of cladding – Even a building under 4 storeys high may require an EWS1 form if the amount and type of cladding is of concern upon visual inspection (e.g. combustible materials used).
- Age of the building – New blocks of flats should already be compliant with current Building Regulations, therefore they should not require an EWS1 form.
- Mortgage lender / valuer requirements – An EWS1 form can be requested by the lenders or valuers, but they should always have a rationale to justify it based on professional judgement and guidance criteria. You may find example case studies on the official RICS page.
- Country – Different countries within the UK may have varying requirements for the EWS1 form. For instance, in England, Ireland, and Wales, a single EWS1 certificate applies for the entire building, while in Scotland, each flat in a building can be required to provide separate EWS1s.
What were the key EWS1 form changes published in March 2022?
On 16 March 2022, a new version of the EWS1 form was published to reflect the changes in government policy following the official Building Safety announcement, featuring the withdrawal of the Consolidated Advice Note (CAN) and the publication of the standard PAS 9980:2022 (Fire Risk Appraisal of External Walls and Cladding of Flats). The key changes include:
- The form is now electronic, with version-control and audit trail features, so that the origin, date, and version of the assessment is clearly recorded.
- If changes are made to the original form, the document should include both the original form date and the date of any changes, with a table outlining what changes have been made.
- All previous versions (December 2019 and V2 8th March 2021) remain valid for five years, unless the building owner chooses to commission a new assessment under PAS 9980.
- Building owners, leaseholders, and developers should consult individual lender policies to confirm whether the forms completed prior to the publication of PAS 9980 are still acceptable.