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EWS1 Certification

An EWS1 (External Wall System) certificate assesses the fire safety of a building’s external walls. It determines whether combustible materials are present that could accelerate fire spread. Introduced by lenders in response to the risks uncovered by Grenfell, the EWS1 form provides an A/B rating based on your buildings External Wall System.

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When is an EWS1 Required?

An EWS1 form is often needed when selling or remortgaging a flat in a multi-occupied residential building, especially where there are concerns about the fire safety of the external wall system. Although not a legal requirement, many lenders request an EWS1 to help evaluate potential fire risks.

Want to see what an EWS1 Review form looks like?
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Who needs an EWS1 Certificate?

Not all buildings require an EWS1 certificate. According to government guidance, an EWS1 assessment is needed for: 

  • Buildings over 6 storeys with cladding, curtain wall glazing, or vertically stacked balconies. 
  • Buildings of 5-6 storeys with significant cladding (25%+ of one elevation), ACM/MCM/HPL panels, or vertically stacked balconies. 
  • Buildings under 4 storeys where ACM, MCM, or HPL panels are present. 

For high-risk or buildings over 18m, specialist testing by qualified fire safety engineers remains mandatory. 

EWS1 Outcomes

EWS1 assessments result in either Option A or Option B, depending on the materials used in the external wall system and their associated fire risk.

Each option outlines the level of safety and whether remediation is required.

Option A

  • A1: No cladding or cladding materials that are unlikely to support combustion. 
  • A2: Cladding present, but a risk assessment has confirmed no remedial works are needed. 
  • A3: Cladding is present, and while unlikely to support combustion, some remedial works may be required. 
Option A

Option B

  • B1: Combustible materials are present, but the fire risk is deemed sufficiently low that no immediate remedial work is required. 
  • B2: Combustible materials are present, and an adequate standard of safety is not achieved, requiring remedial work and potentially interim measures. 
Option B
Most mortgage lenders will accept EWS1 outcomes of A1, A2, A3 (in some cases), and B1, as they indicate a low fire risk. B2 outcomes typically require remedial works before lending or sales can proceed. Always check with the lender for specific acceptance criteria.

Why is an EWS1 Form Required?

The EWS1 form was introduced to assess external wall safety for mortgage lender, enabling property valuations and transactions.

Who is responsible for arranging an EWS1 Certification?

The building’s legal owner—such as landlords, residential building owners, or managing agents—is responsible for commissioning the EWS1 assessment.

How do you obtain an EWS1 Certificate?

A qualified professional, such as a fire engineer or surveyor, will inspect the building’s external walls, cladding, and insulation. The inspection identifies any combustible materials and assigns a risk rating: 

  • A (1, 2 or 3): No combustible materials or risks; no works needed. 
  • B (1 or 2) : Combustible materials identified; remedial works required. 

The certificate provides this rating and clarifies whether improvements are necessary to ensure safety. 

What does the External Wall System include?

The external wall system encompasses all external features, such as cladding, insulation, and fire break systems. While the EWS1 form assesses fire risks within these systems, it is not a substitute or replacement for a full fire risk assessment, which remains mandatory for all occupied buildings. 

Do individual flats require an EWS1 Form?

No, a single EWS1 form covers the entire building or block for five years unless significant changes occur during that period. Multiple leaseholders can rely on the same assessment.

EWS1 in the UK

Do Individual Flats Require an EWS1 Form? 

No, a single EWS1 form covers the entire building or block for five years unless significant changes occur during that period. Multiple leaseholders can rely on the same assessment. 

Wales
Wales

The EWS1 process applies to buildings in Wales in the same way as in England.

a single EWS1 form covers the entire building or block for five years unless significant changes occur during that period. Multiple leaseholders can rely on the same assessment. 

Northern Ireland
Northern Ireland

Some mortgage lenders operating UK-wide may still request an EWS1 form when assessing properties in multi-storey, multi-occupied residential buildings, particularly where cladding is present. This is often the case when selling or remortgaging flats in buildings over 18 metres tall or those with concerning external wall materials.

Scotland
Scotland

In Scotland, EWS1 certificates may be required on a flat-by-flat basis due to different legal requirements. Firntec is actively collaborating with the Scottish Government to address this issue through the Single Building Assessment (SBA), with specifications published in June 2024. 

Why choose Firntec for EWS1 Services?

At Firntec, our team of qualified building safety professionals ensures your building receives a comprehensive and compliant EWS1 assessment. We are dedicated to delivering clarity, safety, and peace of mind for property owners and residents. Firntec are positioned to be able to deliver all your building safety surveying needs.

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