What is an EWS1 form, and do you still need one?

What an EWS1 form is

The EWS1 (External Wall System) form is a standard form introduced by RICS in December 2019. It records, for a whole building, whether the external wall has been assessed and whether remedial works are needed. Mortgage valuers and lenders use it to decide whether a flat in a multi-storey building can be valued and lent against.

It is a one-page form signed by a suitably qualified professional. Behind it should sit a proper assessment of the external walls, which today generally means a Fire Risk Appraisal of External Walls (FRAEW) to PAS 9980.

Who signs it

The form has two routes. Option A, where the wall materials are unlikely to support combustion, can be signed by a member of a relevant construction professional body. Option B, where combustible materials are present, needs a signatory from a professional body dealing with fire safety in the built environment. Our guide to EWS1 ratings A1 to B2 explains each outcome.

How long an EWS1 lasts

An EWS1 is valid for up to five years from the date it is signed, and it covers the whole building rather than a single flat. RICS has said lenders will not usually expect a completely fresh assessment after five years, but a new form may be needed sooner if works to the walls change the original conclusion.

Which buildings need one

Not every block does. RICS valuation guidance asks valuers to request an EWS1 only where there is a clear reason, based on factors such as building height, visible cladding, curtain wall glazing and certain balcony arrangements. Traditionally built blocks with masonry walls and no cladding or combustible balconies will often not need one at all.

What changes on 1 November 2026

RICS has published the second edition of its standard on secured lending valuations in multi-storey, multi-occupancy residential buildings with cladding, which takes effect on 1 November 2026. It keeps the EWS1, but makes clear that a request should only be made where there is a clear rationale. In some cases, the executive summary of a PAS 9980 FRAEW can be relied on instead of an EWS1, provided it gives a clear outcome on whether remedial works are needed and is signed by a suitably qualified professional.

RICS has also said it expects the need for EWS1 forms to fall away over time, as building owners hold FRAEWs and fire risk assessments that cover the external walls.

How to get one for your building

Only the building owner or the party responsible for the external walls (usually the freeholder, a management company or a Right to Manage company) can commission an EWS1. Leaseholders should ask their managing agent whether one already exists, as a copy should be free. If not, the owner instructs an assessor to carry out a FRAEW and, where needed, complete the EWS1 from it.

Frequently asked questions

Is an EWS1 form a legal requirement?

No. It is a voluntary industry form used by mortgage valuers and lenders. It is not a fire safety certificate and does not replace a fire risk assessment.

How long is an EWS1 form valid?

Up to five years from the date it is signed, for the whole building. A new form may be needed sooner if works to the external walls change the original conclusion.

Can a FRAEW be used instead of an EWS1?

Under the RICS standard taking effect on 1 November 2026, a valuer can in some cases rely on the executive summary of a PAS 9980 FRAEW, if it gives a clear outcome on remedial works and is signed by a suitably qualified professional.

Who pays for an EWS1?

The building owner commissions it. Depending on the lease, costs may be recovered through the service charge, and FRAEW costs may be reimbursed under the Cladding Safety Scheme where the building is eligible.

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