The safety of multi-storey residential buildings remains a major concern for flat owners, buyers, lenders, managing agents and building owners. EWS1 was introduced after the Grenfell Tower fire to give the mortgage market a consistent way to record whether the external wall system of a residential building has been reviewed by a suitable professional.
The guidance has changed since the first forms were introduced in 2019. The Consolidated Advice Note has been withdrawn, PAS 9980:2022 is now used for fire risk appraisals of external walls, and RICS has published updated valuation guidance for multi-storey, multi-occupancy residential buildings with cladding. The second edition was published in May 2026 and is effective from 1 November 2026.
What Is an EWS1 Form?
An EWS1 form records the outcome of a review of a building's external wall system. That system can include cladding, insulation, render, brick slips, cavity barriers, fire stopping, fixings and balconies.
The form applies to the whole building or block, not to an individual flat. It is mainly used to support lending and valuation decisions when a flat is being sold, bought or remortgaged.
An EWS1 form is not a life safety certificate. It is not a government certificate, a legal requirement, or a replacement for a fire risk assessment under fire safety legislation.
Do All Buildings Need an EWS1 Form?
No. An EWS1 form should not be requested automatically for every flat or every residential building. RICS guidance expects valuers to have a clear reason for requesting one.
The decision can depend on the height of the building, the type and amount of cladding, the presence of combustible materials, balcony construction and the lender's own policy. Government has also encouraged lenders to move away from relying on EWS1 forms where a suitable Fire Risk Appraisal of External Walls is available.
Who Starts the EWS1 Process?
The EWS1 process is normally arranged by the building owner, freeholder or managing agent because the form applies to the whole building rather than to one flat. Buyers, sellers and leaseholders can ask for information, but they will usually need the building owner or managing agent to commission the review.
Do New Blocks Need an EWS1 Form?
New residential blocks should be built to the building regulations and guidance in force at the time of construction. RICS guidance says a PAS 9980 FRAEW is generally not appropriate for new blocks, so an EWS1 form should not normally be needed for a newly constructed compliant building.
What Is a Fire Risk Appraisal of External Walls?
A Fire Risk Appraisal of External Walls, often shortened to FRAEW, is a more detailed review of the fire risk presented by an external wall system. PAS 9980:2022 is the code of practice commonly used for this work on multi-occupied residential buildings.
In some cases a PAS 9980 FRAEW may provide the technical evidence needed to support an EWS1 outcome. In other cases the building owner, managing agent, lender or valuer may ask for one route rather than the other.
Should an FRAEW Be Completed Before an EWS1 Form?
Where an EWS1 form is required, current RICS guidance says it should be completed after a Fire Risk Appraisal of External Walls has been completed. The FRAEW provides the technical appraisal, while the EWS1 form records the lender-facing outcome.
What Does a Completed EWS1 Form Show?
Option A is used where the external wall materials are unlikely to support combustion. Option B is used where combustible materials are present in the external wall system.
Under Option B, B1 means the fire risk is sufficiently low that remedial works are not required for lending purposes. B2 means remedial works are required. The form records the professional outcome; lenders then decide how to treat that outcome for a specific mortgage application.
How Much Does an EWS1 Survey or FRAEW Cost?
There is no fixed national price for an EWS1 survey or PAS 9980 FRAEW because the work depends on the building and the evidence available. A simple EWS1 instruction may be quoted in the low thousands, while a FRAEW is usually more expensive because it is a fuller technical appraisal of the external wall system.
Published market examples commonly place FRAEW work from around £1,500 to £12,000 per block. Larger buildings, complex facades, multiple cladding types, access equipment, intrusive opening-up, laboratory testing and making good can push costs into the £10,000 to £20,000+ range.
The safest approach is to scope the building first: height, elevations, wall construction, balconies, drawings, previous fire information and whether the review is needed for lending, remediation, insurance or wider building safety management.
How Long Is an EWS1 Form Valid?
A completed EWS1 form is normally valid for five years for the whole building. A fresh review may still be needed if new information comes to light, the external wall system changes, remediation is completed, or a lender asks for further evidence.
Who Should Undertake an EWS1 Survey?
EWS1 work should be undertaken by a competent professional with the right fire safety expertise, experience, professional membership and insurance. The person signing the form must be suitable for the option being completed.
Option A and Option B have different expectations. Option B generally requires a higher level of fire engineering competence because combustible materials are present and the professional must assess whether remedial work is required.
What Information Is Needed for the EWS Process?
The assessor will usually need drawings, construction records, product information, previous fire risk assessments, remediation records and information about balconies or attachments. Where records are incomplete, intrusive investigations and sampling may be required.
Good evidence helps reduce uncertainty. It can also help building owners, managing agents and residents understand whether an EWS1 form, PAS 9980 FRAEW or other external wall review is the right next step.
