EWS1 forms  explainer guide

EWS1 forms seem only a drop in the ocean for many property managers, but their significance should not be underestimated. The external wall system is a critical component in building safety and valuations. Understanding what the EWS1 form is, where it applies, and how it came about is essential for navigating property transactions involving affected buildings. 

EWS1 forms explainer guide

What is an external wall system?

The external wall system (EWS) refers to the outside wall of a residential building, which includes the cladding, insulation, bricks, and fire break or stopping systems. Fire-stopping is the process of filling joints between walls and floors with fire-resistant material, which is essential in stopping the spread of fire from one flat to another. 

What is the EWS1 form?

The EWS1 form was introduced by the Royal Institution of Chartered Surveyors (RICS) and UK Finance in 2019 to provide lenders with details about potential remediation costs for buildings with dangerous cladding or other fire risks. A building owner can refer to the EWS1 form to confirm to lenders and valuers that an external wall system on residential buildings has been assessed for safety by an expert. 

The assessment is carried out for valuation purposes only and does not cover general fire safety measures. It should not be used to determine the overall risk of fire to a building.

Where does this apply?

The EWS1 form applies to the UK only. Scotland and Ireland both have separate legislation to that of the UK, which means that while the EWS1 form is used in all three regions, there are minor differences. 

For example, in England, Wales and Ireland, a single EWS1 form applies to an entire building, while in Scotland a separate form is needed for each flat. 

 

What buildings does the EWS1 form apply to?

EWS1 forms are designed for residential properties such as blocks of flats, student accommodation, assisted living, dormitories, care homes, and Houses in Multiple Occupation (HMOs). While they are not specifically made for short-term accommodation like hotels, one may be required if a building is mixed-use.

 

Does a new block need an EWS1 assessment?

A new block of flats does not need an EWS1 assessment as they should already be compliant with current building regulations at the time of construction. 

Taking care of everything you need for compliance, discover Fixflo for block management.

 

How did the EWS1 form come about?

The EWS1 form process was developed through consultation with stakeholders such as fire engineers, lenders, insurers, and valuers. 

It was originally designed following Government guidance for buildings above 18 metres, to ensure residential buildings over this height could be assessed for safety to allow lenders to offer mortgages. 

These rules were expanded to include buildings over 11m tall in April 2021.

 

How long is the EWS1 form valid?

The EWS1 form is valid for five years after it is signed. It must be validated by a qualified professional who conducts the fire-risk appraisal on the external wall system before signing it off. 

Five years is generally intended to include any renovation or adaptation work done to the building, plus any maintenance in that time span.

 

Who carries out the EWS1 assessment?

The EWS1 form must be completed by a fully qualified competent member of a relevant professional body within the construction industry. According to RICS, they must have sufficient expertise to identify and assess the relevant materials within the external wall cladding and attachments, including whether fire-resisting cavity barriers and fire stopping have been installed correctly in accordance with PAS 9980. 

Buildings above 18m or those which are high risk and need specialist testing require a qualified (CEng / IEng) fire safety engineer. 

RICS has warned of unqualified people signing off EWS1 forms. Anyone found to be doing so should be reported to trading standards and RICS if appropriate. Always check the signatory on a form with the professional concerned and with their institution. 

 

EWS1 ratings

Option A: External wall materials are unlikely to support combustion

 No combustible materials present in the EWS. This means no cladding or other external wall components are made of materials that could easily catch fire and spread flames.

A risk assessment of the EWS has been completed, and no remedial work is required. This indicates that even if there are some combustible materials, the risk is deemed low enough to be acceptable without intervention. 

While the external wall materials themselves are unlikely to support combustion, remedial work may be needed on attachments to the EWS (like balconies). 

Option B: Combustible materials are present in the EWS

While combustible materials are present, the engineer concludes that the fire risk is low enough that no remedial work is required. This means the building is considered safe enough for lending purposes.

The engineer determines that the building's EWS does not meet an adequate standard of fire safety. This typically means that remedial work (like replacing unsafe cladding) or interim measures are necessary. 

What buildings need an EWS1 form?

Buildings over six storeys where…

  • There’s cladding or curtain wall glazing on the building. 
  • There are balconies stacked vertically above each other and either both the balustrades and decking are constructed with combustible materials, like timber, or the decking is constructed with combustible materials and the balconies are directly linked by combustible material.

Buildings of five or six storeys where…

  • There’s a significant amount of cladding on the building. 
  • There are aluminium composite materials (ACM), metal composite materials (MCM), or high pressure laminate (HPL) panels on the building. 
  • There are balconies that stack vertically above each other and either both the balustrades and decking are constructed with combustible materials, like timber, or the decking is constructed with combustible materials and the balconies are directly linked by combustible materials.

Buildings of four storeys or fewer where…

  • There are ACM, MCM or HPL panels on the building.

 

Why does not every building require an EWS1 form?

In 2021, RICS published further guidance including criteria that will be used to help decide whether a particular building should need an EWS1 form. Valuers must always follow instructions given by their lender clients. 

The criteria includes:

  • the height of the building, 
  • the type of cladding,
  • how much of it there is on the building (in some cases), 
  • whether there are balconies, 
  • and if there is combustible material. 

 

How does a property manager get an EWS1 form?

Building assessed by independent fire engineer

An independent fire engineer is appointed to carry out any assessments. They follow the PAS9980 assessment methodology to carry out a Fire Risk Appraisal of the External Wall construction (FRAEW). 

If the fire engineer is satisfied no safety repairs are needed, an EWS1 form will be issued with a minimum B1 rating, which lenders will accept from leaseholders looking to sell, remortgage or buy more shares in their home. 

If the engineer needs to take a closer look at the external wall, another survey is carried out, which will involve ‘opening up’ sections of the wall to see how it’s constructed. Residents will be notified if this goes ahead. 

If remedial work is needed, the engineer will also confirm whether any interim mitigation measures are required. This could be a fire alarm installation or change of evacuation strategy. Residents are also informed of any changes as a result of this. The remedials are then developed into a scope of work. 

Complete programme of work

This often involves working with a range of specialists, such as architects, fire engineers, structural engineers, and building control consultants. The work will ensure the building is compliant with all relevant fire safety regulations. 

Appoint  contractor 

A contractor should be appointed at this stage, or a more appropriate time depending on the type of project. 

Apply for approval

The plans must be sent to the Building Safety Regulator for approval if it’s a high-rise building (seven storeys or over 18 metres in height). Awaiting their decision can take up to 12 weeks. However, if the building is not a high rise, the plans should be submitted from the local authority Building Control. 

Prepare before work starts on-site

Surveys should be completed before the work begins because it will help monitor whether any damage is caused during the work. A site compound, which is where the contractor or developer will be based as well as welfare facilities and storage space is located, should also be installed. 

Work is carried out

The work begins. Residents of the block should be updated regularly on progress. 

Work is completed

Once finished, the contractor or developer must demobilise the site. They do this by removing scaffolding and any welfare facilities or storage areas. 

How much does an EWS1 assessment cost?

The cost can range from £6,000 to £28,000 or even higher, depending on a variety of factors within the assessment. Some reports suggest costs could reach £50,000 or more. 

Who pays for an EWS1 assessment?

This depends. Many agencies charge the freeholder, a portion of which can be passed down to leaseholders through service charges, but some associations do cover the costs of the survey themselves. 

Unsafe cladding and insurance

Since the Grenfell Tower fire in 2017, insurers have been cautious of the risk posed by unsafe, combustible cladding. Some insurers have declined to renew building insurance policies or have increased premiums for high-risk buildings. EWS1 forms have been an asset to many because, though not intended for this use, they have enabled insurers to understand the risk better and, as a result, price accordingly. 

Building safety ultimate guide

Our Building Safety Ultimate Guide goes into more detail about cladding and its different types. 

How will the Renters’ Rights Bill affect EWS1 forms?

The Renters Rights Bill, in the context of cladding and fire safety, is unlikely to have a direct impact on EWS1 forms. The bill focuses on tenant protections and landlord responsibilities regarding repairs and improvements, rather than fire safety assessments.

 

Final thoughts

The EWS1 form provides lenders with expert-validated information about the fire safety of systems for valuation. While not a substitute for a full fire risk assessment, the EWS1 form plays a significant role in facilitating property transactions by offering clarity on potential remediation costs. The broader context of unsafe cladding and insurance considerations only strengthens the importance of these assessments.

Get your free, no-obligation quote for Fixflo now. 

 

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