What an EWS1 form is
The EWS1 is a standard form created by RICS so that valuers can value flats in buildings where the external walls might affect value or saleability. It records whether an appropriately qualified professional has assessed the external walls and, in summary, whether remedial works are needed.
It is for valuation and lending only. It isn't a fire safety certificate and doesn't replace a fire risk assessment or a fire risk appraisal of external walls (FRAEW). In fact, an EWS1 must now be based on an FRAEW carried out in line with PAS 9980.
When an EWS1 is requested
Whether a valuer asks for an EWS1 depends on the lender and on RICS valuation guidance – the building's height, the type and extent of cladding, balconies and other features. RICS's updated valuation standard, in force from 1 November 2026, is designed to reduce unnecessary requests and, in some cases, allows an FRAEW executive summary to be used instead.
Before commissioning an EWS1, it's worth checking:
- Is there already a valid EWS1? Forms are valid for five years and cover the whole building
- Is there an existing FRAEW? Its executive summary may satisfy the lender
- Who should commission it? The freeholder, managing agent or accountable person – not usually an individual leaseholder
The EWS1 options
- Option A – the external wall materials are unlikely to support combustion (A1, A2, A3 depending on attachments such as balconies)
- Option B – combustible materials are present: B1 where the fire risk is sufficiently low that no remedial works are required, B2 where remedial works are required
Who can sign it
RICS sets competence requirements for signatories. For buildings below 18m or 7 storeys, suitably trained chartered building surveyors can sign in some cases. Higher-risk buildings, and buildings needing specialist analysis, require a qualified fire engineer (CEng or IEng). We assign a signatory who meets the requirements for your building and confirm who that is before you instruct.
What's included
- Check for existing EWS1 forms and FRAEWs
- Confirmation of what the lender needs
- PAS 9980 FRAEW as the basis
- Site inspection of all wall types
- Intrusive investigation if required
- EWS1 signed by a qualified professional
- Covers the whole building, valid five years
- Executive summary suitable for lenders
EWS1 costs
Because an EWS1 must be based on an FRAEW, the cost is mainly the cost of the appraisal – driven by the building's height, the number of wall types and whether intrusive investigation is needed. Where a recent FRAEW already exists, the cost can be much lower. See the cost guide.
Where we work
We arrange EWS1 assessments for buildings in London, Slough and Berkshire, and across the UK.
Guides on this topic
- When do you still need an EWS1 form? The RICS update explained
- What is an FRAEW? Do you need one, what it costs and how to read the result
- FRAEW peer review: when to get an FRAEW, EWS1 or fire strategy checked
Related services
- FRAEW Assessments (PAS 9980) – external wall fire risk appraisals to PAS 9980:2026
- Fire Risk Assessments – for flats, HMOs, offices and commercial premises
- Building Safety Case Reports – for higher-risk residential buildings