Glossary · Single word
Ews1
In short
a specific form used to assess the external wall fire safety of buildings
The EWS1 form is a valuation document used in the UK to assess the fire safety performance of a building’s external wall system. It assists lenders in determining mortgage suitability by categorising the risk posed by cladding and insulation materials.
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Definition and Origin of the EWS1 Form
The External Wall System 1 (EWS1) form is a specific document used to assess the external wall fire safety of multi-storey residential buildings. Introduced in December 2019 by the Royal Institution of Chartered Surveyors (RICS) in collaboration with UK finance and insurance sectors, the process was designed to provide a standardised mechanism for lenders to value properties following changes in government guidance regarding external wall construction.
It is important to distinguish the EWS1 from a statutory requirement. The form is not a legal document mandated by the Building Safety Act 2022 or the Regulatory Reform (Fire Safety) Order 2005; rather, it is a valuation tool intended to provide clarity to mortgage lenders, insurers, and valuers. It serves to confirm that an external wall system has been assessed by a suitably qualified professional for its fire safety performance, specifically in relation to the risk of external fire spread.
Application in Cladding Testing and Remediation
In the context of cladding testing, the EWS1 process often serves as a primary trigger for detailed technical investigations. When a building falls within the criteria set out in RICS valuation guidance, a lender typically requires a completed EWS1 form before a mortgage can be approved or a property refinanced. If the building’s external wall construction is unknown or contains materials that necessitate further scrutiny, a specialist must be instructed to carry out a physical inspection.
This inspection often involves intrusive testing, such as the creation of sampling holes (often termed 'pilot holes') to identify the composition of the cladding, the presence and condition of cavity barriers, and the nature of the insulation material. The findings from these tests directly inform the outcome of the EWS1 form. If the assessment indicates that remediation is required to achieve a satisfactory rating, the EWS1 process effectively maps out the scope of necessary repair or replacement works.
Relation to Building Fabric and External Wall Systems
The EWS1 form focuses on the 'External Wall System' in its entirety, rather than individual components in isolation. This includes the outer cladding panels, the insulation, the internal lining, and the structural frame, as well as the essential fire-stopping mechanisms designed to prevent the 'chimney effect' within cavities.
The assessment categorises buildings into two main results: Option A and Option B. Option A is used where external walls are unlikely to support combustion, typically involving materials of limited combustibility. Option B is used where combustible materials are present. Each option is further subdivided based on the level of risk identified by the assessor.
| Category | Description |
|---|---|
| A1 | No combustible materials present in the external wall. |
| A2 | Combustible materials present, but an assessment confirms they do not pose a significant risk. |
| A3 | Combustible materials present; remedial works may be required. |
| B1 | Combustible materials present, but the fire risk is low enough that no remedial work is required. |
| B2 | Combustible materials present and the fire risk is high enough that remedial work is required. |
Regulatory and Process Context in England and Wales
The EWS1 process operates alongside, but distinct from, the broader regulatory framework in England and Wales. The most significant legislative developments in this area are the Fire Safety Act 2021 and the Building Safety Act 2022. The Fire Safety Act clarified that the external walls of a building fall under the remit of the Regulatory Reform (Fire Safety) Order 2005, meaning the 'Responsible Person' must account for the cladding system in their Fire Risk Assessment (FRA).
While the EWS1 is a valuation requirement, the Fire Risk Appraisal of External Walls (FRAEW) conducted to the PAS 9980:2022 standard is the technical methodology now preferred by the UK government for assessing fire risk in external walls. There is a high degree of overlap between the two; an EWS1 form is frequently signed off based on the evidence gathered during a PAS 9980 assessment. However, the EWS1 remains the specific document requested by the majority of high-street lenders.
Responsibilities of Building Owners and Directors
For building owners, managing agents, and directors of Resident Management Companies (RMC) or Right to Manage (RTM) companies, the EWS1 process represents a significant administrative and financial responsibility. The duty to commission the assessment falls upon the owner or the party responsible for the building's fabric.
It is a technical requirement that the professional signing the EWS1 form must possess the appropriate qualifications, professional indemnity insurance (PII), and membership of a relevant professional body. The level of expertise required depends on whether the building is being assessed under Option A or Option B. Because of the complexity of external wall systems and the liability involved, identifying a qualified professional with the necessary insurance capacity can be a lengthy process. Directors must ensure that any assessment is comprehensive and that the resulting documentation is stored centrally for the benefit of all leaseholders.
Common Misunderstandings
A frequent misunderstanding is that every residential building requires an EWS1 form. RICS has published specific criteria based on the height of the building and the percentage of the facade covered by cladding or wooden balconies to determine when a form is necessary. Many low-rise buildings may not require an EWS1 unless there are specific high-risk factors involved.
Another misconception is that an EWS1 form is a "safety certificate" or a permanent document. The form is technically valid for five years, or until significant changes are made to the building’s facade. Furthermore, an EWS1 form does not replace the need for a regular Fire Risk Assessment; it is a supplementary document specifically addressing the external wall construction for valuation purposes. It does not provide a guarantee of safety, but rather a professional opinion on the level of risk at a specific point in time.
Related Terminology and Standards
Understanding the EWS1 requires familiarity with several related industry terms:
- PAS 9980: The code of practice for the Fire Risk Appraisal of External Walls (FRAEW). This provides the technical framework for the assessments that often underpin an EWS1 form.
- ACM (Aluminium Composite Material): A specific type of cladding that became a primary focus for testing and replacement following 2017.
- Cavity Barrier: A component installed within the wall system intended to stop the spread of smoke and flame through concealed spaces.
- MCM (Metal Composite Material): A broader category of cladding panels including zinc, copper, and stainless steel variants.
- Qualifying Leaseholder: A term under the Building Safety Act 2022 that determines who is responsible for the costs of remediation identified during the EWS1 or FRAEW process.
Each building’s external wall system is unique, and the interaction between different materials, the quality of the original installation, and the building's overall height and occupancy all influence the final assessment. Consequently, a bespoke professional appraisal is necessary to determine the specific status and requirements of any individual property.