EWS1 — External Wall System Fire Review

The EWS1 form was introduced in December 2019 in response to the post-Grenfell mortgage crisis that was preventing leaseholders from selling or remortgaging flats in buildings with unknown external wall systems. Named for its focus on External Wall Systems, EWS1 provides lenders with a standardised assessment of whether a building's external wall poses a fire safety concern.

What Does the EWS1 Form Contain?

The EWS1 form is a relatively short document — typically two to three pages — that records the assessor's conclusions about the external wall system. It identifies the building, states the scope of the assessment, identifies the assessor and their qualifications, and assigns one of five ratings based on the findings of the FRAEW assessment carried out under PAS 9980:2022.

The Five EWS1 Ratings

The EWS1 form uses a simple rating system to communicate risk to lenders:

• A1: No combustible materials in the external wall — no further action required
• A2: Combustible materials present in limited quantities — assessor confirms risk is sufficiently low
• A3: Combustible materials present in quantities that require remediation
• B1: Non-ACM cladding with combustible elements — assessor confirms risk is acceptable
• B2: Cladding or external wall requires remediation before the building is considered safe

A1 and B1 ratings allow mortgage lending to proceed normally. A2, A3 and B2 ratings may restrict or prevent lending and typically require further action.

Who Needs an EWS1 Form?

An EWS1 form is needed when a lender requires one before lending against a flat in a residential building. This is most commonly required for buildings with external cladding, insulation or other wall systems that may contain combustible materials. Since 2021, RICS guidance has been revised to limit the requirement to buildings with specific characteristics — not all blocks now require EWS1 forms.

Who Can Complete an EWS1 Form?

EWS1 forms must be completed by a suitably competent professional. RICS guidance requires the assessor to have specific knowledge of fire engineering principles, external wall construction and the PAS 9980 assessment methodology. Fire Safety Services's assessors are chartered engineers with PAS 9980 competency.