External Wall System Assessments

EWS1 assessments, or External Wall System 1 assessments, were introduced in the UK in 2019 as a standardized process to evaluate the safety of external wall systems, particularly in residential buildings. The form was developed jointly by the Royal Institution of Chartered Surveyors (RICS), the Building Societies Association (BSA), and UK Finance in response to heightened concerns about fire risks following the Grenfell Tower tragedy.

An EWS1 form is typically needed when selling, buying, or remortgaging a flat in a residential building with external wall systems, especially if there’s cladding or other materials that could pose a fire risk. The need for an EWS1 form doesn’t depend strictly on building height anymore, but rather on risk factors, such as:

• The presence of combustible cladding or insulation

• Balconies with combustible materials

• Lack of effective fire-stopping systems

Originally, EWS1 forms were intended for buildings over 18 metres (about 6 storeys), but lenders have sometimes requested them for buildings between 11–18 metres, and even under 11 metres if there are specific concerns. However, updated UK government guidance (as of 2022) states that EWS1 forms are not required for buildings under 18 metres unless there are exceptional fire safety concerns. Ultimately, whether an EWS1 is needed is often determined by the lender’s risk appetite, the building’s construction, and professional fire risk assessments.