The EWS1 certificate was introduced to provide a standardised way of confirming the fire safety of external wall systems on residential buildings. For many flat owners, freeholders and managing agents, the process can feel opaque. This guide sets out the key stages clearly.
Not every building requires an EWS1 assessment. The trigger is usually a lender requirement during a mortgage application or remortgage. Buildings at or above 11 metres in height, or those with known cladding, balconies or other combustible features, are most likely to need one. If there is any doubt, a preliminary review of the external wall construction can help determine whether a full assessment is appropriate.
The assessment must be carried out by a suitably qualified professional, typically a chartered building surveyor or fire engineer with the appropriate credentials and professional indemnity cover. The assessor should have experience in external wall fire safety and familiarity with PAS 9980. Instructing the right assessor is critical: an incomplete or poorly evidenced assessment can delay the process significantly.
The assessor will review available building information, including original construction drawings, previous fire risk assessments and any intrusive investigation reports. A site inspection follows, during which the assessor examines the external wall system, identifies the materials present and assesses the overall fire risk in line with PAS 9980. In some cases, intrusive investigations may be needed to confirm what lies behind the visible facade.
The EWS1 form records the assessor's findings against a defined set of outcomes. Options A1, A2 and A3 indicate that no remediation is required. Options B1 and B2 indicate that remediation work is needed, with B2 reflecting a more urgent risk. Where remediation is required, the next step is typically a FRAEW under PAS 9980 to inform the scope of works and any funding applications.
A suitably qualified chartered surveyor or fire engineer with demonstrable competence in external wall fire safety assessment and adequate professional indemnity insurance.
Typically five years from the date of issue, provided no material changes are made to the external wall system. Remediation works will require a fresh assessment on completion.
Options A1, A2 and A3 mean no remediation is needed. B1 indicates remediation is required and B2 indicates a more urgent risk requiring priority remediation. B1 and B2 outcomes will typically affect mortgage valuations.
No. The requirement is typically triggered by lender policy for buildings at or above 11 metres, or those with cladding, balconies or combustible features on the external wall.
Independent EWS1 assessments carried out by qualified fire safety professionals.
View ServiceDetailed external wall fire risk appraisal where remediation decisions need to be informed.
View ServiceDiscuss your EWS1 requirements with our fire safety team.
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