EWS1 Form for Selling a Flat in Manchester
What Manchester flat sellers need to know about the EWS1 form — who needs one, how to get one, the April 2025 lending changes, and what happens if your building doesn't have one.
What you need to know
Manchester has one of the largest concentrations of apartment buildings in England outside London, and a significant number are affected by cladding and fire safety concerns. If you are selling a flat in Manchester, understanding the EWS1 (External Wall System) form is essential. This guide explains what the EWS1 form is, which Manchester buildings need one, what the ratings mean, how the April 2025 lending changes affect your sale, and what options you have if your building does not yet have one.
- The EWS1 form is required for Manchester buildings over 18 metres with cladding, and may be needed for buildings between 11 and 18 metres depending on the wall materials.
- 157 buildings in Greater Manchester were still awaiting remediation as of late 2025 — if yours is one of them, selling to mortgage buyers is significantly harder.
- Only EWS1 ratings of A1, A2, or B1 satisfy most mainstream mortgage lenders. A B2 rating means remediation work is required.
- The April 2025 Joint Industry Statement update means buildings under 11 metres no longer need an EWS1, and buildings in active government remediation schemes should not be treated as unmortgageable.
- If your building is registered with the Cladding Safety Scheme, some lenders will accept this as sufficient evidence to proceed with a mortgage.
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Check your sale readinessManchester's skyline has been transformed over the past two decades by a wave of apartment construction. From Salford Quays and Ancoats to Piccadilly and Castlefield, thousands of flats have been built in mid-rise and high-rise buildings. Many of these buildings used cladding systems that are now subject to fire safety scrutiny following the Grenfell Tower tragedy in June 2017.
If you are selling a flat in Manchester and your building has cladding — or if you are simply unsure whether fire safety issues apply to your building — this guide explains everything you need to know about the EWS1 form and how it affects your sale.
What is the EWS1 form?
The EWS1 (External Wall System) form is a standardised fire safety assessment of a building's external walls. It was introduced in December 2019 by the Royal Institution of Chartered Surveyors (RICS), UK Finance, the Building Societies Association, and the Association of British Insurers in response to the cladding crisis.
The form provides a clear, industry-recognised way for a qualified assessor to confirm whether a building's external wall system poses a fire safety risk. Mortgage lenders use the EWS1 form to determine whether they are willing to lend on flats within the building. Without a satisfactory EWS1 rating, many lenders will refuse to approve a mortgage, effectively making the flat unsellable to anyone who needs to borrow.
For a broader overview of the EWS1 process and how it works across England, see our general guide to the EWS1 form when selling a flat.
Which Manchester buildings need an EWS1?
Not every Manchester building requires an EWS1 form. The requirement depends on the building's height and the materials used in its external wall system. Following the April 2025 update to the Joint Industry Statement, the position is:
| Building height | EWS1 required? | Notes |
|---|---|---|
| Under 11 metres (up to 3 storeys) | No | Lenders do not require fire safety information for low-rise buildings |
| 11 to 18 metres (4 to 6 storeys) | Possibly | Required if the building has cladding or combustible materials. Alternative evidence may be accepted. |
| Over 18 metres (7+ storeys) | Yes, if cladding is present | Full EWS1 assessment or equivalent professional report required by most lenders |
Manchester has a particularly high concentration of buildings in the 11-to-18-metre and over-18-metre categories. According to data from the Department for Levelling Up, Housing and Communities, Greater Manchester had approximately 157 buildings still awaiting cladding remediation as of late 2025, including buildings in the city centre, Salford, and Trafford.
Areas with significant numbers of affected buildings include:
- Manchester city centre — particularly the Northern Quarter, Ancoats, and New Islington, where large apartment developments were built in the 2000s and 2010s
- Salford Quays and MediaCityUK — multiple high-rise developments along the waterfront
- Castlefield and Deansgate — a mix of converted warehouses and purpose-built apartment blocks
- Piccadilly and the Gay Village — mid-rise developments from the early 2000s
- Trafford and Old Trafford — newer developments along the Bridgewater Canal corridor
How to get an EWS1 form
The EWS1 form must be commissioned by the building owner — typically the freeholder or the residents' management company. Individual flat owners cannot arrange the assessment themselves because the EWS1 covers the entire building, not individual units.
The process typically works as follows:
- The building owner instructs a qualified assessor. The assessor must hold one of the qualifications recognised by RICS, the Institution of Fire Engineers, or the Institution of Structural Engineers. In Manchester, demand for qualified assessors remains high and waiting times can be several months.
- The assessor inspects the building. This may involve a desktop review of construction documents, a visual inspection, and in some cases intrusive testing where cladding panels are removed to examine the materials beneath.
- The assessor completes the EWS1 form. They assign one of the ratings (A1, A2, A3, B1, or B2) based on their findings. The completed form is valid for five years.
- The form is made available to leaseholders. The building owner should provide copies to all leaseholders and their solicitors on request. It should also be included in the leasehold management pack.
If your building owner has not arranged an EWS1 assessment, you should write to them formally requesting one. Keep a copy of your correspondence — this may be relevant if you need to demonstrate to a potential buyer that you have taken reasonable steps to obtain the form.
What the EWS1 ratings mean
The EWS1 form uses two main options, each with sub-categories. Here is what each rating means for your ability to sell:
| Rating | Meaning | Impact on sale |
|---|---|---|
| A1 | No combustible materials in external walls | No fire safety concerns. All lenders will accept this rating. |
| A2 | Combustible materials present but quantity/risk is low | Most lenders will accept this rating without further conditions. |
| A3 | Combustible materials need further investigation | Most lenders will not lend until the investigation is complete and a definitive rating is issued. |
| B1 | Cladding assessed; fire risk sufficiently low; no remediation needed | Most lenders will accept this rating. The building may still need ongoing fire safety management. |
| B2 | Cladding assessed; remediation work required | Most mainstream lenders will not lend. Selling is restricted to cash buyers or specialist lenders until remediation is complete. |
For more context on selling a flat with cladding issues, see our dedicated guide.
The April 2025 lending changes
In April 2025, the Joint Industry Statement on cladding and EWS1 forms was updated with refined guidance for mortgage lenders. The key changes were:
- Buildings under 11 metres: Lenders no longer require any fire safety information, including an EWS1 form. This removes barriers for sellers in low-rise Manchester apartment buildings.
- Buildings 11 to 18 metres: Lenders may accept alternative evidence of fire safety rather than requiring a full EWS1 assessment. This could include a letter from the building owner confirming no combustible cladding is present, a fire risk assessment, or confirmation that the building has been assessed under PAS 9980.
- Buildings over 18 metres: An EWS1 form or equivalent professional assessment remains necessary. However, buildings that are registered with the Cladding Safety Scheme or the Building Safety Fund should not be treated as unmortgageable.
- Active remediation: Where a building is in an active government-funded remediation programme, lenders are encouraged to consider lending, particularly where the leaseholder is protected from remediation costs under the Building Safety Act 2022.
These changes are significant for Manchester sellers because they open up some previously blocked sales, particularly in mid-rise buildings. However, individual lenders may still apply their own criteria on top of the Joint Industry Statement guidance.
Selling without an EWS1 form
If your building requires an EWS1 form and does not have one, your options are limited but not zero:
- Sell to a cash buyer. Cash buyers do not need mortgage approval, so the absence of an EWS1 form is not a barrier. However, cash buyers will typically offer less than market value to reflect the risk and inconvenience.
- Sell to an investor. Some buy-to-let investors are willing to purchase flats without EWS1 forms if the rental yield is attractive. They may plan to hold the property until remediation is complete.
- Wait for the EWS1. If the building owner has instructed an assessor, it may be worth waiting for the result before listing. A satisfactory EWS1 can significantly increase your achievable sale price.
- Apply to the Cladding Safety Scheme. If your building qualifies, registration with the CSS can help reassure some lenders that remediation is funded and underway.
Our guide to selling a flat with cladding issues in Manchester covers the wider picture beyond EWS1, including the Cladding Safety Scheme and your realistic options. Working with a knowledgeable local Manchester estate agent who understands the EWS1 landscape can help you target the right buyers and set realistic price expectations.
Sources
- Royal Institution of Chartered Surveyors (RICS) — EWS1 External Wall Fire Review process note
- UK Finance / Building Societies Association — Joint Industry Statement on cladding and EWS1 (April 2025 update)
- Department for Levelling Up, Housing and Communities — Building Safety Programme monthly data release
- Building Safety Act 2022 — legislation.gov.uk
- Greater Manchester Combined Authority — Building Safety information and support pages
- National Residential Landlords Association — EWS1 guidance for landlords and sellers
- PAS 9980:2022 — Assessment of external wall construction of existing residential buildings (BSI)
Frequently asked questions
Do all Manchester flats need an EWS1 form to sell?
No. The EWS1 form is only required for buildings where the external wall system includes cladding or other combustible materials, or where the building is over 18 metres (approximately six storeys) tall. Since the April 2025 Joint Industry Statement update, most lenders no longer require an EWS1 for buildings under 11 metres. For buildings between 11 and 18 metres with no cladding, lenders may accept a building safety certificate or a statement from the building owner confirming that no combustible cladding is present.
How long does it take to get an EWS1 form in Manchester?
The timeline for obtaining an EWS1 form varies significantly depending on the availability of qualified assessors and the complexity of the building. In Manchester, where demand is high due to the large number of affected buildings, it can take three to twelve months from initial instruction to receiving the completed form. The assessment itself may take only a few days, but the wait for an available assessor and the subsequent report preparation can add months. The Royal Institution of Chartered Surveyors (RICS) has trained additional assessors, but supply still falls short of demand in the city.
Who is responsible for obtaining the EWS1 form?
The EWS1 form is the responsibility of the building owner, which in most cases is the freeholder or the residents’ management company. Individual flat sellers cannot commission an EWS1 form themselves because the assessment covers the entire building, not individual units. If your building needs an EWS1 and the freeholder has not arranged one, you should write to them formally requesting that they commission an assessment. You can also raise the issue through the residents’ association or right-to-manage company if one exists.
What do the EWS1 ratings mean?
The EWS1 form uses a simple rating system. Option A covers buildings where no cladding or external wall materials require investigation: A1 means no combustible materials present, A2 means combustible materials are present but in a quantity that does not pose a risk, and A3 means combustible materials need further investigation. Option B covers buildings where cladding or external materials have been assessed: B1 means the fire risk is sufficiently low and no remediation is needed, and B2 means remediation work is required to reduce fire risk. Only an A1, A2, or B1 rating will satisfy most mortgage lenders.
Can I sell my Manchester flat without an EWS1 form?
You can sell to a cash buyer without an EWS1 form, but you will be limited to buyers who do not need a mortgage. Most mainstream lenders will not approve a loan on a flat in a building that requires an EWS1 assessment but does not have one. Some specialist lenders may consider the application, but typically at higher interest rates and with larger deposits. If your building is registered with the Cladding Safety Scheme or the Building Safety Fund, some lenders will accept confirmation of registration as sufficient to proceed, though this varies by lender.
What is the Cladding Safety Scheme and does it apply in Manchester?
The Cladding Safety Scheme (CSS) is the UK government’s funding programme for remediating unsafe cladding on residential buildings over 11 metres in England. It replaced the earlier Building Safety Fund. Buildings in Manchester are eligible if they meet the height and cladding criteria. The scheme funds the full cost of cladding remediation for qualifying buildings, meaning leaseholders should not be asked to pay. If your building has applied to or been accepted into the CSS, this can help your sale because some lenders will accept proof of registration as equivalent to an EWS1 form.
What changed with the April 2025 Joint Industry Statement?
The April 2025 update to the Joint Industry Statement on cladding and EWS1 forms refined the guidance for mortgage lenders. The key change was a clearer tiered approach based on building height. For buildings under 11 metres, lenders no longer require an EWS1 form or any additional fire safety information. For buildings between 11 and 18 metres, lenders may accept alternative evidence of fire safety rather than requiring a full EWS1 assessment. For buildings over 18 metres, an EWS1 form or equivalent professional assessment remains necessary. The update also clarified that buildings in an active government remediation scheme should not be treated as unmortgageable.
How much does an EWS1 assessment cost?
The cost of an EWS1 assessment is borne by the building owner, not individual flat sellers, and is typically between £5,000 and £20,000 for the entire building depending on its size, complexity, and the extent of cladding investigation required. For larger Manchester apartment blocks with complex cladding systems, the cost can exceed £30,000 if intrusive inspections are needed. The cost per flat is calculated by dividing the total assessment fee by the number of units in the building. It is usually recovered through the service charge as a one-off item or as part of building safety expenditure.
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