Following the Grenfell Tower fire in 2017, there has been a growing focus on ensuring the safety of flats in both low- and high-rise blocks. The introduction of structured processes and best practices, such as the External Wall System Fire Review (EWS1 form), reflects an industry-wide effort to address fire risks and cladding issues and ensure the safety of these properties.
These measures directly impact property owners as they provide the necessary assurances to buyers, lenders, and regulators when selling, purchasing, or remortgaging flats. Understanding these processes is crucial for ensuring compliance with safety standards while protecting residents and maintaining the value of the property.
This guide provides valuable insights into the processes and regulations surrounding the rectification of cladding defects and building safety in England. It is specifically designed for property owners who manage flats with cladding risks, offering guidance on compliance and best practices to ensure safety and maintain property value.
What is an EWS1 Form?
The EWS1 form, also known as the “EWS1 certificate” or “EWS1 report,” is a standardised document used to confirm the fire safety status of a building’s external wall system. Introduced by the Royal Institution of Chartered Surveyors (RICS), the EWS1 form is completed by a qualified professional following an External Wall System Fire Review. The process assesses the fire risks associated with cladding and other materials used in the building’s external walls.
While EWS1 certificates are not a legal requirement, many mortgage lenders require them before offering loans on flats or apartments within the building. These forms are valid for five years and provide critical information to valuers and lenders, influencing decisions on property valuation and financing. They are particularly relevant for buildings with cladding, helping to determine whether remedial work is required.
What is the difference between an EWS1 Form and a Fire Risk Assessment?
A fire risk assessment evaluates a building’s overall fire safety, focusing on internal features and evacuation routes.
In contrast, the EWS1 form specifically examines the external wall system to identify fire risks related to cladding and other materials. Unlike general fire risk assessments, the EWS1 form must adhere to stricter standards, such as compliance with PAS 9980, which outlines the methodology for assessing the fire performance of external walls. This ensures a detailed and specialised focus on the materials used in the building’s external structure and their potential to contribute to fire spread.
Why was EWS introduced?
The EWS1 process emerged in response to the Grenfell Tower fire in 2017, initially focusing on the removal of aluminium composite material (ACM) cladding from buildings over 18 metres tall.
Over time, attention expanded to address other types of combustible cladding and materials in external wall systems. Government guidance, such as Advice Note 14 issued in December 2018, advised building owners to ensure their external wall systems were safe and to take appropriate fire precautions.
By 2019, lenders began requiring assurance on the safety of external wall systems as a condition for approving mortgages, which led to challenges in property sales and valuations.
In response, the Royal Institution of Chartered Surveyors (RICS) led a cross-industry initiative, resulting in the EWS1 process, a new standardised valuation framework introduced in December 2019 to help the buying, selling, and remortgaging of flats in buildings over 18 metres (six storeys).
When is an EWS1 Form required?
An EWS1 form is typically needed when buying, selling, or remortgaging flats in buildings over 18 metres tall or with cladding. While not legally required, mortgage lenders often demand it to ensure the building meets safety standards.
It is important to note that flat owners in buildings without cladding generally do not need an EWS1 form to sell or remortgage their property. However, each block of flats requires its own EWS1 form, which is valid for the entire building for five years. Individual flats within the block do not need separate EWS1 forms.
EWS1 requirements
According to RICS guidance, an EWS1 form is needed for buildings that meet specific criteria, such as:
- Height: Buildings over 18 metres tall or more than six storeys.
- Cladding: Buildings with cladding, curtain wall glazing, or vertically stacked balconies.
- Combustible Materials: Buildings with combustible materials in cladding or on balconies.
- Panels: Buildings with Aluminium Composite Material (ACM), Metal Composite Material (MCM), or High-Pressure Laminate (HPL) panels.
This may mean that blocks of flats less than 18 metres tall may still require an EWS1 form if they have cladding or combustible materials present in their construction.
Who carries out the EWS1 Assessment?
The EWS1 assessment must be conducted by a qualified professional, such as a RICS Chartered Surveyor or a member of a recognised body like the Chartered Institute of Building. Professionals must have expertise in identifying and assessing materials in external wall systems, ensuring compliance with standards like PAS 9980.
To verify credentials, you can check the RICS EWS1 register, which lists qualified assessors. Due diligence is essential to avoid fraud and ensure accurate assessments.
EWS1 ratings explained
The EWS1 form provides a standardised way to assess the fire safety risks of a building’s external wall system. These risks are categorised under two main types, A and B, depending on the materials present and their combustion potential.
Category A: External wall materials unlikely to support combustion
- A1: No significant quantities of combustible materials; minimal fire risk.
- A2: Low fire risk; no remedial works required.
- A3: Some combustible materials present but unlikely to support combustion; minor remedial works may be needed.
Category B: Combustible materials present in external wall system
- B1: Combustible materials present but fire risk is low; no remedial works required.
- B2: High fire risk; extensive remedial works required.
Implications of EWS1 ratings
The rating your building receives can have significant implications which can directly impact property value, mortgageability, and the safety of residents.
- A1, A2, B1: Typically do not affect mortgage applications or property sales.
- A3: May require some remedial work but usually doesn’t prevent mortgage lending.
- B2: Can cause challenges in selling or remortgaging until remedial work is completed.
What if my building gets a B2 rating?
A B2 rating indicates significant safety issues requiring immediate attention, however property owners still have options available to address these challenges. Property owners should:
- Communicate findings to residents.
- Develop a remedial action plan.
- Explore funding options, such as government schemes.
While a B2 rating can impact property transactions, it does not render the property unsellable. Buyers and lenders may still proceed based on risk assessments and planned works.
FAQs
Does an EWS1 Form mean my building is safe?
Not necessarily. An EWS1 form confirms that a building’s external wall system (EWS) has been assessed for fire safety risks, but it does not guarantee that the building is entirely safe from fire. The EWS1 form focuses specifically on cladding and external materials, which are a part of the broader fire safety picture. Property owners should still ensure comprehensive fire safety measures are in place.
Does an EWS1 Form ensure compliance with building regulations?
No, the EWS1 form assesses fire risk related to the external wall system, including cladding, but it does not confirm compliance with building regulations. Compliance requires adherence to a wide range of safety and structural standards, which an EWS1 form does not cover. Property owners should consult qualified professionals to verify regulatory compliance.
Do I need an EWS1 Form to remortgage?
Yes, in many cases. Mortgage lenders often require an EWS1 form for buildings over 18 metres tall or those with cladding. The form helps lenders assess fire safety risks associated with the building’s external wall system. If your property meets these criteria, obtaining an EWS1 form is likely necessary to proceed with remortgaging.
Can an EWS1 be required for a block under 11 metres?
It is unlikely, but not impossible. An EWS1 form is typically required for buildings over 18 metres tall or with cladding. However, if a building under 11 metres has specific fire safety concerns—such as the presence of unsafe cladding or combustible materials—a lender or buyer may still request an EWS1 form.
What happens if my building has unsafe cladding?
If unsafe cladding is identified during the EWS1 assessment, it will be documented on the form. Buildings with a B2 rating require significant remedial work to address fire safety risks. For buildings over 11 metres tall, government funding may be available to cover the cost of removing unsafe cladding. For smaller buildings, leaseholders might bear the cost, depending on the lease terms. Property owners should communicate findings to residents, create a remediation plan, and explore funding options.
How long is an EWS1 Form valid?
An EWS1 form is valid for five years. After this period, the external wall system should be reassessed to ensure continued compliance with fire safety standards and to reflect any changes to the building’s structure or materials.
How much does an EWS1 Form cost?
The cost of an EWS1 form depends on the building’s size, complexity, and the amount of cladding requiring assessment. Typical costs range from £6,000 to over £20,000. The freeholder is generally responsible for this cost but may pass some expenses onto leaseholders through service charges, depending on the lease agreement.
