In short
- The EWS1 form is a valuation and lending document, not a fire safety certificate.
- The second edition of the RICS cladding valuation standard took effect on 1 November 2026. Valuers should only ask for an EWS1 where there's a clear rationale.
- In some cases an FRAEW executive summary signed by a suitably qualified professional can be relied on instead.
- An EWS1 is usually valid for five years and is commissioned by the building owner, not individual leaseholders.
What an EWS1 form is – and isn't
The External Wall System (EWS1) form was created by RICS, the Building Societies Association and UK Finance so that valuers and lenders had a consistent way to check whether a building's external walls might affect a flat's value. It records whether a qualified professional has assessed the external wall and, if so, what they concluded.
It is not a fire safety certificate, a guarantee that the building is safe, or a substitute for a fire risk assessment. RICS is clear that buyers and their solicitors should still obtain the building's fire risk assessment before purchase.
The RICS standard in force from 1 November 2026
RICS published the second edition of its professional standard Secured lending valuation of properties in multi-storey, multi-occupancy residential buildings with cladding on 12 May 2026. It became effective on 1 November 2026. Its aims are to make valuers' requests more consistent and proportionate, and to cut unnecessary delays for buyers, sellers and people remortgaging.
Key points:
- An EWS1 should only be requested where there's a clear rationale. The criteria are based on the building's height, visible cladding, curtain wall glazing and certain balcony configurations.
- Different thresholds apply by height, with separate criteria for buildings over six storeys, five or six storeys, and four storeys or fewer.
- An FRAEW summary can sometimes replace an EWS1. A PAS 9980 FRAEW executive summary or summary report can be relied on if it clearly states whether remedial works are required and is signed by a suitably qualified professional.
For building owners, that makes a good-quality FRAEW with a clear summary more valuable than ever. See our guide to PAS 9980:2026.
EWS1 options explained
The form has two main routes:
| Option | What it means |
|---|---|
| A1 | No attachments (such as balconies) whose combustibility is a concern, and the external wall materials are unlikely to support combustion |
| A2 | Attachments with combustible materials, but an assessment shows no remedial works are needed |
| A3 | Attachments where remedial works are needed |
| B1 | Combustible materials are present, but the fire risk is low enough that no remedial works are required |
| B2 | The fire risk is high enough that remedial or other works are required |
Option B needs a signatory with fire engineering expertise – typically a chartered engineer who is a member of a relevant professional body such as the Institution of Fire Engineers. An A3 or B2 outcome doesn't stop a sale, but lenders will usually want to know how and when the works will be done.
How long is an EWS1 form valid?
An EWS1 form is generally treated as valid for five years for the whole building, unless significant changes are made to the external walls or new information comes to light.
Who commissions an EWS1?
The form covers the whole building, so it's commissioned by the freeholder, managing agent or accountable person – not individual leaseholders. If you're a leaseholder who's been asked for one, contact whoever manages the building. They may already hold an EWS1 or an FRAEW that meets the new standard.
What building owners should do now
- Find out what you hold – any EWS1 forms, FRAEWs and their dates and authors.
- Check your FRAEW summary is clear about whether remedial works are needed, and signed by a qualified professional.
- Avoid commissioning an EWS1 by reflex. Under the new standard, many lower-rise buildings without visible cladding shouldn't need one.
- Share information proactively with leaseholders and their agents so sales don't stall.
EWS1 vs FRAEW: what's the difference?
People often use the terms interchangeably, but they do different jobs:
- An FRAEW is the technical appraisal of the external walls, following PAS 9980. It decides whether the fire risk is tolerable and what, if anything, needs to be done.
- An EWS1 form is a short, standard form for valuers and lenders. It records the outcome of an assessment in a format the mortgage market understands.
In most cases an EWS1 is based on an FRAEW. Under the new RICS standard, a clear FRAEW summary signed by a suitably qualified professional can sometimes do the EWS1's job on its own.
Common EWS1 scenarios
- A sale has stalled because the buyer's lender wants an EWS1. Ask the managing agent what's held. An existing FRAEW summary may now be enough.
- A remortgage valuation has flagged cladding. Check whether the building meets the RICS criteria for a request at all.
- The building has a B2 outcome and remediation is funded. Lenders will usually want evidence of the funding and programme alongside the form.
Our EWS1 service is based on an FRAEW to PAS 9980, signed by a suitably qualified professional, and we can review an existing EWS1 if a lender questions it.
How we can help
We match each project to a qualified specialist and confirm the scope, the named professional and a fixed fee before you commit.
Sources
- RICS – updated standard for multi-storey residential buildings with cladding
- RICS – Secured lending valuation in multi-storey, multi-occupancy residential buildings with cladding
This guide is general information based on the law and guidance in England as at 8 November 2026. It isn't legal advice – for advice on a specific building, get in touch.