Guide · EWS1 B2
EWS1 B2 rating explained: what it means and what happens next.
What a B2 means for leaseholders, buyers and owners, who pays for the works, and how a building moves from B2 to a better rating.
In short: an EWS1 B2 rating means combustible materials are present in the external wall and the signatory has concluded that the fire risk is high enough that remedial works and interim measures are required. It is the outcome that most often delays a sale or remortgage, but it is not the end of the story.
What B2 means on the form
B2 is the second outcome under Option B of the EWS1 form, which applies where combustible materials are present. The signatory has concluded that an adequate standard of safety is not achieved, and that remedial and interim measures are needed. Those measures are documented separately from the form.
Compare this with B1, where combustible materials are present but no remedial works are needed.
What a B2 means for a sale or remortgage
Each lender sets its own policy. A B2 tells the valuer that works are needed, so a mortgage may be delayed, or the valuation may reflect the cost of remediation, until the works are funded or complete. Protections for leaseholders and funding for the work, both explained below, can change how lenders view the building, so the full picture matters.
Who pays for the works
Leaseholders in qualifying leases are protected from paying for cladding remediation under the Building Safety Act 2022, and are protected from or capped on other remediation costs. Depending on the building, the works may be funded by the developer, the building owner, or government schemes such as the Cladding Safety Scheme.
What interim measures mean
Interim measures reduce the risk until remediation is complete. Typical examples include changes to the evacuation strategy, a common fire alarm or a waking watch, and better fire safety management. They are set out in the documentation that goes with the EWS1.
Can a B2 become a B1 or an A rating?
Yes. Once remediation is complete, the building can be reassessed and a new EWS1 issued. In some cases, a fresh FRAEW based on better evidence, for example from opening up the walls to confirm how they were actually built, reaches a different conclusion from an earlier, more cautious assessment.
What to do if your building has a B2
- Get the full documentation behind the EWS1, including the FRAEW and the remedial and interim measures.
- Check who is responsible for the works and whether funding has been applied for or agreed.
- Check your lease protections under the Building Safety Act 2022.
- Ask for a programme for the works, and confirm the interim measures are in place.
We carry out FRAEWs and EWS1 assessments and manage remediation projects, including on Cladding Safety Scheme buildings.
Frequently asked questions
What does EWS1 B2 mean?
B2 means combustible materials are present in the external wall and the signatory has concluded that remedial and interim measures are required.
Can I sell a flat with a B2 EWS1?
It is possible but often harder. Lenders set their own policies, and many will want to see that remediation is funded, programmed or complete. Leaseholder protections under the Building Safety Act 2022 can help.
Do leaseholders pay for B2 remediation?
Leaseholders in qualifying leases are protected from paying for cladding remediation under the Building Safety Act 2022. Works may be funded by the developer, the owner or schemes such as the Cladding Safety Scheme.
Can a B2 rating be changed?
Yes. After remediation the building can be reassessed and a new EWS1 issued. A new FRAEW based on better evidence can also reach a different conclusion.
Related reading
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Got a B2 and need a way forward?
We carry out PAS 9980 FRAEWs and EWS1 assessments and manage remediation, including Cladding Safety Scheme projects.