An EWS1 survey is an inspection of a multi-storey residential building’s external wall system (EWS) to assess fire safety risks and confirm its safety for mortgage valuation purposes. The findings are recorded on an industry-standard EWS1 Form (External Wall System Form), which is required by many mortgage lenders before they will approve loans for flats in affected buildings.
Purpose and Legal Status
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Mortgage Valuation Tool: The primary purpose of the EWS1 process is to provide assurance to lenders and valuers about potential fire safety risks and any associated remediation costs that might affect the property’s value.
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Not a Legal Requirement: The EWS1 form itself is not a legal or government requirement, nor is it a life-safety certificate for the building.
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Legal Duty: However, building owners have a separate legal duty under the Fire Safety Act 2021 to ensure their buildings’ overall fire safety, which includes the external walls, as part of a comprehensive Fire Risk Assessment (FRA).
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The EWS1 process was developed by the Royal Institution of Chartered Surveyors (RICS), UK Finance, and the Building Societies Association (BSA) following the Grenfell Tower tragedy.
Conducted by a Qualified Professional: The assessment must be carried out by a competent and qualified professional, such as a chartered fire engineer or surveyor.
Intrusive Inspection: The assessment typically involves a physical, often intrusive, inspection of the external walls, cladding, insulation, and fire-stopping measures. Relying solely on desktop reviews or design drawings is generally insufficient.
PAS 9980 Methodology: The assessment should follow the methodology outlined in Publicly Available Specification (PAS) 9980:2022, which provides a risk-based framework for appraising external walls (FRAEW – Fire Risk Appraisal of External Walls).
Single Form per Building: One EWS1 form covers the entire building and is generally valid for five years, provided no significant alterations have been made to the external wall system.
EWS1 Ratings
The EWS1 form assigns ratings based on the assessment:
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Option A: Applies when external wall materials are unlikely to support combustion, with subcategories detailing the presence of combustible materials and any necessary remedial work.
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Option B: Used when combustible materials are present, with subcategories indicating the level of fire risk and need for remedial action.
When is an EWS1 Required?
EWS1 forms are generally needed for multi-storey residential buildings, particularly those with external wall systems containing cladding or balconies made of combustible materials. RICS guidance suggests requirements based on building height and the type of cladding or materials used Cladding Consulting. Leaseholders can check for an available EWS1 form via the Building Safety Information Portal.
Our team have been involved in the property industry for over 35 years gaining a vast experience in all types of construction. After the Grenfell Tower disaster of June 14th 2017, we became heavily involved in building assessments all over the UK. Our work is in accordance with PAS9980, conducting intrusive surveys for EWS1 reports and fire risk assessments. Our approach is to gain as much information as possible for our clients with the minimum disruption to the residents.
