The EWS1 form was created in 2019 so that lenders and valuers could get a consistent answer about the external walls of residential buildings. It is now familiar to almost anyone who has tried to sell or remortgage a flat in a taller building. It is also widely misunderstood.
What an EWS1 is, and is not
An EWS1 is a record that a suitably qualified professional has assessed the external wall of a building and reached a conclusion about it for valuation purposes. It is not a fire safety certificate, it does not replace the fire risk assessment, and it does not mean the rest of the building is safe.
The two options and five ratings
Option A applies where the external wall materials are unlikely to support combustion.
- A1: there are no balconies and no attachments with combustible materials.
- A2: there is an appropriate risk assessment of the balconies and attachments, and no remedial works are needed.
- A3: balconies or attachments need remedial works.
Option B applies where combustible materials are present in the wall.
- B1: the fire risk is sufficiently low that no remedial works are needed.
- B2: the fire risk is high enough that remedial works are needed.
Who can sign one?
Option A can be signed by a member of a relevant professional body with the expertise to identify the materials. Option B must be signed by someone with the expertise to assess fire risk, normally a chartered engineer with fire engineering experience. The signatory needs suitable professional indemnity insurance.
How long does it last?
An EWS1 is valid for five years, provided the external wall has not been altered.
Changes from November 2026
RICS has published a second edition of its professional standard on the secured lending valuation of flats in multi-storey, multi-occupancy residential buildings with cladding, taking effect on 1 November 2026. It sets out more clearly when a valuer should ask for an EWS1 and recognises that, in some cases, other evidence such as a fire risk appraisal of external walls to PAS 9980 may be enough. It also includes a decision tree for valuers.
In practice this means some buildings that were asked for an EWS1 in the past will no longer need one. Before you pay for a form, check whether your building actually falls into the cases where one is needed.
EWS1 or PAS 9980?
An EWS1 answers the lender's question. A PAS 9980 appraisal answers the building owner's question: how risky is this wall, and what is the proportionate response? If you need to plan works, manage risk or support a safety case, start with PAS 9980. Our guide comparing the two goes into more detail.
Scotland, Wales and Northern Ireland
The EWS1 form is a UK-wide valuation tool, but the routes to remediation differ. Scotland uses its own Single Building Assessment, and Wales has its own building safety programme. Check which applies to your building before commissioning work.
This guide is general information about UK fire safety law and standards, not legal advice for a specific building. If you are unsure what applies to yours, ask us or a qualified adviser.