What does your EWS1 form cover?

Few documents have caused as much confusion in residential property transactions as the EWS1 form. It is widely treated as a legal necessity, yet it has never been one. It was designed to solve a lending problem, not a statutory one, and its role is now steadily shrinking as PAS 9980 assessments and updated RICS guidance take over.

This guide explains what an EWS1 form actually is, whether you need one, and what has changed most recently.

What is an EWS1 form?

The EWS1 (External Wall System) form was introduced in December 2019 by RICS and UK Finance, in response to lenders declining to value flats in multi-storey blocks without assurance about external wall fire risk following the Grenfell Tower fire. It is a lender and valuer-facing document, not a life safety certificate, confirming the outcome of an external wall assessment so that a mortgage valuation can proceed.

Is an EWS1 form a legal requirement?

No. There is no statute that requires an EWS1 form based on a building's height or construction. In practice, however, lenders, valuers and insurers frequently treat it as essential, so a building owner without a legal obligation to obtain one may still face real commercial consequences, delayed sales, remortgages or lettings, if one is requested and unavailable.

Which buildings typically still need one?

An EWS1 form is generally requested for:

• Residential buildings above 18 metres with some form of combustible cladding or combustible material on balconies
• Some buildings below 18 metres, where combustible materials or balcony construction represent a clear and obvious life safety risk
• Buildings without any external wall cladding rarely require one at all

Height alone does not determine whether a form is needed. The presence and type of combustible material in the external wall construction is the deciding factor, which is why two buildings of similar height can have entirely different requirements.

How does EWS1 relate to PAS 9980?

PAS 9980 is the technical standard that underpins the assessment behind the form. A Fire Risk Appraisal of External Walls (FRAEW), carried out in line with PAS 9980, is what an assessor actually performs; the EWS1 form is simply the standardised way that outcome is communicated to a lender. One is the assessment methodology, the other is the reporting document, and it is a common misunderstanding to treat them as alternatives to each other.

Where has the EWS1 form been superseded?

The direction of travel has been clear for some time: RICS and government have both signalled that the long-term future of the EWS1 form is limited, with lenders encouraged to rely on FRAEW-based fire risk assessments under PAS 9980 directly, rather than a separate form. By mid-2024, only a small minority of mortgage valuations for flats required an EWS1 form or its equivalent, down sharply from earlier years.

Most recently, RICS published updated valuation guidance in May 2026, taking effect from 1 November 2026, covering revised criteria specifically for buildings of four storeys or fewer, a category that has often been treated inconsistently under the previous guidance. Anyone managing valuations, sales or remortgages on lower-rise blocks should factor this change into their planning ahead of the effective date.

What if my building already has an older EWS1 form?

Existing EWS1 forms, in either the original December 2019 version or the March 2021 update, generally remain valid for five years from completion, unless the building owner chooses to commission a new assessment under PAS 9980. Individual lenders may take their own view on whether an older form remains acceptable, so it is worth checking with the specific lender involved in a transaction rather than assuming universal acceptance.

Get expert guidance on your building's EWS1 or FRAEW position

Whether you need a first EWS1 assessment, are approaching the five-year expiry of an existing form, or want to move directly to a PAS 9980 FRAEW instead, our team can advise on the right route for your building. Complete the form below and a member of BTG Eddisons will contact you.