The EWS1 form is a standard way for a qualified professional to confirm to lenders and valuers that the external wall of a residential building has been assessed. It is a valuation document, not a fire safety certificate, and it does not replace the building's fire risk assessment.
There are two routes. Option A is for walls where the materials are unlikely to support combustion. Option B is for walls that do contain combustible materials, and needs a fire engineer to judge whether the risk is low enough or whether remedial work is needed. An EWS1 is valid for five years.
RICS has published a second edition of its standard for valuing flats in buildings with cladding, taking effect on 1 November 2026. It narrows the cases where valuers should ask for an EWS1, and in some cases allows a PAS 9980 appraisal summary to be used instead. Before commissioning a form, we check whether your building really needs one.
What is included
- Desktop review of existing documents
- Intrusive inspection where needed
- Option A or Option B assessment
- Signed EWS1 form for lenders and valuers
- Remediation scope where the outcome is B2
- Advice on whether a PAS 9980 appraisal is more useful
Who it is for
- Freeholders
- Resident management companies
- Managing agents
- Leaseholders selling or remortgaging
The rules in each UK nation
England
Occupied buildings in England at least 18 metres or seven storeys high with two or more residential units are higher-risk buildings. They must be registered with the Building Safety Regulator, and the Principal Accountable Person must prepare a safety case report that can be called in at any time.
Wales
The Building Safety Act 2022 occupation-phase regime for higher-risk buildings applies in England only. In Wales, owners of multi-occupied residential buildings should follow Welsh Government building safety requirements and the Welsh Building Safety Fund process for external wall issues.
Scotland
Scotland does not use the English higher-risk building regime. External wall risk on residential buildings is assessed through the Scottish Government's Single Building Assessment, which looks at the whole building rather than the wall alone.
Northern Ireland
The English higher-risk building regime does not apply in Northern Ireland. Owners and managing agents of taller residential buildings should follow Northern Ireland building regulations and guidance from the Department of Finance and the Department for Communities.