EWS1 Form Explained: Fire Safety When Selling a Flat

If you are selling a flat in England or Wales, there is a reasonable chance you will encounter the term "EWS1 form" at some point during the transaction. For sellers of flats in buildings with cladding or other external wall concerns, the EWS1 form can be the difference between a smooth sale and one that stalls indefinitely.

This guide explains what the EWS1 form is, when you are likely to need one, how the rating system works, and what your options are if your building does not yet have one. If you are selling a leasehold flat, this is essential reading.

What is the EWS1 form?

The EWS1 form (External Wall System fire review form) is a standardised document that records the results of a fire safety assessment of a building's external walls. It was introduced in December 2019 by a consortium of industry bodies including RICS (the Royal Institution of Chartered Surveyors), UK Finance, the Building Societies Association, and the Council of Mortgage Lenders.

The form was created in response to the growing mortgage lending crisis that followed the Grenfell Tower fire in June 2017. After Grenfell, mortgage valuers began flagging fire safety concerns on buildings with certain types of cladding and external wall materials. Without a standardised way to assess and document fire risk, lenders began declining mortgage applications on thousands of flats across the country, leaving many homeowners unable to sell or remortgage.

The EWS1 form provides a consistent framework: a qualified fire engineer inspects the building's external wall system and records their findings on the form. The resulting rating tells mortgage lenders whether the building meets an acceptable standard of fire safety. It applies to the entire building, not to an individual flat, so once a building has a valid EWS1 form, every leaseholder in that building can use it.

The post-Grenfell context

To understand why the EWS1 form exists, it helps to understand what happened after Grenfell. The fire on 14 June 2017 killed 72 people and was found to have spread rapidly due to combustible aluminium composite material (ACM) cladding on the tower's exterior.

In the aftermath, the government ordered testing of similar high-rise buildings across England. Hundreds of buildings were found to have dangerous cladding. But the problem extended beyond ACM: other combustible cladding materials, insulation products, and poorly installed cavity barriers were also identified as fire risks.

Mortgage lenders responded by requesting evidence that buildings were safe before approving loans. Without a standardised process, this created chaos. Valuers were declining to value properties, lenders were refusing to lend, and flat owners found themselves trapped in unsellable homes through no fault of their own. The EWS1 form was designed to break this deadlock by giving lenders a clear, consistent assessment they could rely on.

When is an EWS1 form needed?

Not every building requires an EWS1 form. The requirements depend primarily on the building's height and whether it has external wall materials that could pose a fire risk. The rules have evolved significantly since the form was first introduced, so it is important to understand the current position.

Buildings over 18 metres (six storeys or more)

Buildings over 18 metres in height are the most likely to need an EWS1 form. These are the buildings that fall within the scope of the Building Safety Act 2022's higher-risk building regime and are subject to the most scrutiny from mortgage lenders. If your building is over 18 metres and has any form of cladding, external insulation, or other combustible attachments, the buyer's mortgage lender will almost certainly require a valid EWS1 form before approving the loan.

Buildings between 11 and 18 metres (four to six storeys)

For buildings in the 11 to 18 metre range, the position is more nuanced. RICS guidance states that an EWS1 form should only be required where the mortgage valuer identifies visible cladding or external wall materials that give cause for concern. Many lenders have adopted a proportionate approach for this height category, meaning a blanket EWS1 requirement is no longer standard. However, individual lenders retain discretion, and some may still request one if the building has cladding.

Buildings below 11 metres (under four storeys)

Following government guidance and updated RICS advice, buildings below 11 metres should not require an EWS1 form in the vast majority of cases. The government has been clear that the blanket application of EWS1 requirements to low-rise buildings was disproportionate and unnecessary. If you are selling a flat in a building below 11 metres and a lender requests an EWS1, your solicitor may be able to challenge this by reference to the current guidance.

Who can complete an EWS1 form?

An EWS1 form can only be completed by a suitably qualified fire engineer or fire risk assessor who holds the appropriate professional credentials. The form must be signed by a person who is:

• A chartered engineer (CEng) registered with the Engineering Council and a member of a relevant professional body such as the Institution of Fire Engineers (IFE)
• An incorporated engineer (IEng) with appropriate fire engineering qualifications and experience
• A professional with equivalent qualifications who is on the RICS register of fire assessors or who meets the competency criteria set out in PAS 9980 (the published specification for fire risk appraisal of external wall construction)

It is the building owner's (usually the freeholder's) responsibility to commission the assessment, not the individual leaseholder's. The fire engineer inspects the building as a whole, and a single EWS1 form covers every flat in the building. If your building does not have an EWS1 form and you believe one is needed, the first step is to contact your freeholder, managing agent, or residents' management company.

The EWS1 rating system explained

The EWS1 form uses a structured rating system with two main categories: Option A and Option B. Understanding these ratings is essential because they determine whether your flat is mortgageable and therefore whether most buyers can purchase it.

Option A: no combustible materials of concern

Option A applies where the external wall materials are unlikely to support fire spread. There are three sub-ratings:

Option B: combustible materials identified

Option B applies where the fire engineer has identified combustible materials in the external wall system. There are two sub-ratings, and the difference between them is critical:

In summary: ratings A1, A2, A3, and B1 are all satisfactory for mortgage lending purposes. Only a B2 rating creates a significant barrier to selling, because it means remediation work must be carried out before lenders will approve loans on flats in the building.

What each rating means for your sale

The practical impact of your building's EWS1 rating on your sale depends on the buyer's circumstances:

• A1, A2, A3, or B1 rating: Your sale can proceed normally. Mortgage lenders will accept these ratings, and there should be no fire safety-related delays. You can reassure your buyer that the building has been assessed and meets an acceptable standard.
• B2 rating: Selling to a buyer who needs a mortgage will be very difficult until remediation is complete. Your realistic options are to sell to a cash buyer (usually at a discount), wait for the remediation work to be completed and a new EWS1 issued, or explore whether any specialist lenders will consider the property. If a buyer's mortgage is declined because of a B2 rating, you will likely need to find an alternative buyer.
• No EWS1 form available: If your building needs an EWS1 but does not yet have one, many lenders will decline to lend. Read our guide on selling a flat without an EWS1 form for your options. The position varies by lender: some will proceed based on the mortgage valuer's own assessment, while others will insist on a valid EWS1. Check with your solicitor and the buyer's broker before marketing to understand the likely position.

Mortgage lender requirements

Each mortgage lender sets its own policy on EWS1 forms, though most follow the framework established by UK Finance and the guidance issued by RICS. The general position as of early 2026 is:

• Buildings over 18 metres with cladding: Most lenders require a valid EWS1 form with a rating of A1, A2, A3, or B1 before approving a mortgage. A B2 rating will result in the application being declined.
• Buildings 11 to 18 metres: Requirements vary. Some lenders will accept a mortgage valuation without an EWS1 unless the valuer raises concerns. Others may still request one if cladding is visible.
• Buildings below 11 metres: Most lenders do not require an EWS1. If a lender requests one for a low-rise building, your broker may be able to find an alternative lender with a more proportionate approach.

It is worth noting that lender policies change regularly. The trend since 2022 has been towards a more risk-based, proportionate approach rather than blanket EWS1 requirements. However, the position can vary significantly between lenders, so your buyer's mortgage broker plays an important role in finding a lender whose policy aligns with your building's circumstances.

What to do if your building does not have an EWS1

If your building needs an EWS1 form but does not yet have one, this can feel like an impossible situation. You cannot commission the assessment yourself as an individual leaseholder, yet without it your flat may be unmortgageable. Here are the steps you can take:

1. Contact your freeholder or managing agent. Write formally to request that they arrange an EWS1 assessment. Explain that the absence of the form is preventing sales and remortgages in the building. Keep a record of all correspondence.
2. Rally other leaseholders. A collective approach carries more weight. If multiple flat owners write to the freeholder or raise the issue at a residents' meeting, it is harder for the building owner to ignore the request.
3. Check whether your building is registered with the Building Safety Regulator. Buildings over 18 metres in England that contain at least two residential units must be registered with the Building Safety Regulator under the Building Safety Act 2022. The Regulator may be able to assist if the building owner is not meeting their obligations.
4. Explore government-funded remediation schemes. For buildings over 11 metres with unsafe cladding, the Building Safety Fund (later absorbed into the Cladding Safety Scheme) provides funding for remediation. If your building qualifies, the freeholder should be applying for funding.
5. Seek legal advice. If the freeholder is unreasonably refusing to arrange an assessment, a solicitor specialising in leasehold law may be able to advise on your options, including potential complaints to the First-tier Tribunal (Property Chamber).
6. Consider selling to a cash buyer. While not ideal, if you urgently need to sell and the EWS1 issue cannot be resolved quickly, a cash buyer does not need a mortgage and therefore does not need the EWS1 form. Be aware that cash buyers in this situation will typically negotiate a significant discount.

The Building Safety Act 2022 and leaseholder protections

The Building Safety Act 2022 is the most significant piece of legislation to emerge from the post-Grenfell reforms. It has far-reaching implications for flat sellers in buildings affected by fire safety defects.

Key protections for leaseholders

The Act introduced legal protections that limit what qualifying leaseholders can be asked to pay towards the cost of remediating historical building safety defects. The key provisions include:

• Leaseholder cost protections. In buildings over 11 metres (or at least five storeys), qualifying leaseholders are protected from the costs of remediating relevant defects, including unsafe cladding. A qualifying leaseholder is broadly one who owned the flat on or before 14 February 2022 and whose flat was their only or main home, or who owned no more than three UK residential properties.
• Developer and building owner liability. The Act establishes that developers who built or refurbished defective buildings, and building owners who are associated with those developers, are responsible for the costs of remediation. Major housebuilders have signed the government's Developer Remediation Contract, committing to fund repairs.
• The Cladding Safety Scheme. For buildings where the original developer cannot be identified or has ceased trading, the government's Cladding Safety Scheme (which succeeded the Building Safety Fund) provides public funding for remediation works.
• Remediation orders and contribution orders. The Act gives the courts power to make remediation orders requiring building owners to carry out remediation works, and contribution orders requiring developers or associated companies to contribute to costs.

What this means for sellers

If you are selling a flat in a building that requires cladding remediation, the leaseholder protections in the Building Safety Act are directly relevant to your sale. The buyer's solicitor will want to understand whether the current leaseholder (you, and then the buyer) qualifies for these protections, and whether the remediation costs will fall on the leaseholders or on the building owner, developer, or government scheme.

Your leasehold management pack should include details of any planned remediation works, their estimated cost, and who is expected to pay. Having this information available upfront, together with a valid EWS1 form, will help your sale proceed more smoothly. If your building is currently going through remediation, be transparent about the timeline and keep your buyer informed.

The government's evolving position

Government policy on building safety and the EWS1 form has changed considerably since the form was first introduced. Key developments include:

• 2020: The government initially supported the widespread use of EWS1 forms as a way to unlock the mortgage market for affected buildings.
• 2021: Growing concern about the shortage of fire engineers and the resulting delays led the government to call on lenders to take a more proportionate approach. The then Housing Secretary, Michael Gove, publicly criticised the blanket application of EWS1 requirements.
• 2022: The Building Safety Act received Royal Assent. RICS began updating its guidance to narrow the circumstances in which an EWS1 should be required. The government published PAS 9980, a new standard for fire risk appraisal of external walls, which aimed to produce more proportionate assessments.
• 2023: RICS issued updated guidance confirming that EWS1 forms should not be routinely required for buildings below 11 metres. Lenders began adopting more nuanced policies.
• 2024 to 2026: The government continued to push for the completion of remediation works on high-risk buildings, with the Cladding Safety Scheme funding repairs. The position for buildings between 11 and 18 metres has become increasingly proportionate, with many lenders no longer requiring EWS1 forms unless specific concerns are identified.

The direction of travel is clear: the government wants to reduce the situations in which an EWS1 form is required, while ensuring that genuinely unsafe buildings are identified and remediated. For sellers, this means the EWS1 landscape is more favourable in 2026 than it was in 2020 or 2021, but the form remains relevant for taller buildings with cladding concerns.

Costs and timelines

Understanding the costs and timelines involved helps you plan your sale realistically:

The costs shown above are for the building as a whole. Individual leaseholders typically contribute to the EWS1 assessment cost through their service charge. Under the Building Safety Act 2022, qualifying leaseholders in buildings over 11 metres should not have to pay for cladding remediation caused by historical defects. However, the practical position depends on who built the building, whether the developer has signed the Developer Remediation Contract, and whether the building qualifies for government funding.

Alternatives and workarounds

If your building does not have an EWS1 form and obtaining one is proving difficult, there are several alternatives worth exploring:

• PAS 9980 fire risk appraisal. Published in January 2022, PAS 9980 provides a more detailed and proportionate framework for assessing external wall fire risk than the original EWS1 process. Some lenders accept a PAS 9980 assessment in lieu of an EWS1 form, and RICS guidance supports its use. Your freeholder may find it easier to commission a PAS 9980 assessment, particularly for buildings in the 11 to 18 metre range.
• Lender-specific policies. Not all lenders have identical requirements. Some accept the mortgage valuer's own assessment without requiring a separate EWS1 form, especially for buildings that are not in the highest-risk category. Your buyer's mortgage broker should be able to identify lenders with more flexible policies.
• Fire risk assessment report as an alternative. In some cases, a comprehensive fire risk assessment that covers the external walls may satisfy a lender's requirements, particularly for lower-risk buildings. This is not a guaranteed alternative, but it is worth discussing with the buyer's broker.
• Cash buyers. A cash buyer does not need a mortgage and therefore does not need an EWS1 form. While this may reduce the price you achieve, it can be a pragmatic solution if you need to sell quickly.

Practical advice for sellers

The EWS1 issue can feel overwhelming, particularly if you are caught in a situation where your building does not have a form and the process feels out of your control. Here is a practical framework for navigating it:

1. Establish your building's position early. Before you list your flat, find out whether your building has an EWS1 form, what rating it received, and whether any remediation works are planned or in progress. This information should be available from your managing agent or in your leasehold management pack.
2. Be upfront with potential buyers. If your building has a satisfactory EWS1 rating, mention it in your marketing materials as a positive. If there are known issues, being transparent from the outset saves time and avoids sales falling through at the mortgage stage.
3. Work with your solicitor. An experienced leasehold conveyancer will know how to present the fire safety position clearly to the buyer's solicitor and lender. They can also advise on the Building Safety Act protections and how they apply to your specific situation.
4. Do not panic. The situation has improved considerably since 2020. Government intervention, the Building Safety Act, remediation funding, and more proportionate lender policies mean that far fewer buildings are affected by EWS1- related lending issues than was the case a few years ago. If your building falls into one of the affected categories, there are clear pathways to resolution.

Sources

• RICS — EWS1 External Wall Fire Review form and guidance notes, rics.org
• UK Finance — Fire Safety in Purpose-Built Blocks of Flats, ukfinance.org.uk
• Department for Levelling Up, Housing & Communities (DLUHC) — Building Safety Programme and monthly data releases, gov.uk
• Building Safety Act 2022 — legislation.gov.uk
• PAS 9980:2022 — Fire risk appraisal of external wall construction and cladding of existing blocks of flats, BSI
• Grenfell Tower Inquiry — Phase 2 Report, grenfelltowerinquiry.org.uk
• Building Safety Regulator — Registering high-rise residential buildings, hse.gov.uk
• The Cladding Safety Scheme — GOV.UK guidance for building owners and leaseholders
• LEASE (Leasehold Advisory Service) — Fire safety and EWS1 guidance for leaseholders, lease-advice.org
• Ministry of Housing, Communities & Local Government — Advice Note 14: External Wall Systems, gov.uk
• UK Finance Lenders' Handbook — ukfinance.org.uk

Related guides

• Solar Panels on a Leasehold Property: What Sellers Need to Know
• EWS1 Form for Selling a Flat in Manchester

Frequently asked questions