selling

EWS1 forms explained for flat sellers

What an EWS1 form is, when a lender may ask for one, what B1 and B2 mean, who arranges it, what to do if your block has none, and the…

6 min read
Last reviewed 16 October 2026
By Your Property Check team

Part 1 of 10

What an EWS1 form is

EWS1 stands for External Wall System, form one. RICS describes it as a standard way for a building owner to confirm to lenders and valuers that the external wall system of a residential building has been assessed for safety by a suitable expert.

RICS is clear on what it is not: the form is not a life safety certificate. It is used for valuation and lending purposes only and does not assess a building's overall fire risk. It is completed per building, so each block needs its own form.

Part 2 of 10

Who needs one

There is no single rule that says every flat needs an EWS1. It is a lender and valuer requirement, and it applies to some buildings and not others.

Since March 2021, RICS guidance for valuers has set proportionate criteria for when an EWS1 is required. They look at the height of the building, the type of cladding, how much cladding there is, balconies and combustible material. RICS stresses that lenders' own instructions can differ.

How the position has changed

Date	What happened (as recorded by RICS)
March 2021	RICS valuer guidance set proportionate criteria for when an EWS1 is required
December 2021	The Independent Standards and Regulation Board confirmed that RICS would make no changes to its cladding guidance following the July 2021 ministerial statement
January 2022	The government withdrew its Consolidated Advice Note; RICS said its guidance still asked for EWS1 forms only on the riskiest properties
16 March 2022	The form became electronic with version control, following publication of PAS 9980:2022
April 2025	UK Finance lenders pledged not to require wholesale reviews of forms more than five years old, subject to each lender's policy
May 2026	RICS published a second edition of its criteria for blocks of four storeys or less, effective 1 November 2026

RICS says lenders are moving away from EWS1 forms towards other evidence, including fire risk appraisals of external walls (FRAEWs) under PAS 9980, and it expects the need for an EWS1 to fall away once updated fire risk assessments with external wall appraisals are in place for all blocks. That is the direction of travel, not the position for every flat today. This section was checked against the RICS page on 16 October 2026; ask your solicitor what the buyer's lender currently requires.

How often are they asked for?

The RICS page quotes lender data from the Department for Levelling Up, Housing and Communities (DLUHC). It says an EWS1 or equivalent was required by lenders for 9% of mortgage valuations for flats in the UK in April to June 2024.

Building height	Share of flat valuations needing an EWS1 or equivalent, April to June 2024
1 to 4 storeys	2%
5 to 6 storeys	26%
7 storeys or more	48%

These are shares of valuations in one quarter, not predictions for your block.

Part 3 of 10

What the form says: B1 and B2

Option A on the form means external wall materials are unlikely to support combustion. Option B means combustible materials are present. RICS explains that B1 means remedial works are not required and B2 means they are required.

A form is valid for five years for the whole building. It may need reassessing within five years if substantial works affect the original conclusions. RICS says forms completed before PAS 9980 remain valid for five years unless the owner commissions a new assessment, and that lender policy should be checked.

Part 4 of 10

Who arranges it and who pays

The process is for the building owner to undertake, so in practice you ask the freeholder, the landlord or the managing agent. RICS says building owners have a clear responsibility, reinforced by government advice, to arrange for the wall system to be checked where necessary.

RICS does not say who pays for an assessment. The answer depends on the lease and on the circumstances, so ask the managing agent and your solicitor before you agree to pay for anything.

If the owner refuses to act, RICS says the local council and the Fire and Rescue Service can be involved.

Part 5 of 10

What to do if your block has no EWS1

Ask the managing agent whether an EWS1 or an FRAEW exists for your building, and ask for a copy.
Ask whether any fire risk assessment of the external walls has been done, and whether remediation is planned.
Tell your solicitor and estate agent at the start, so they can ask the buyer's lender what it needs.
Expect the buyer's valuer to decide whether one is needed under RICS criteria and the lender's instructions.
If nothing is happening, ask the owner or managing agent to act. RICS lists the council and the Fire and Rescue Service as further routes.

Part 6 of 10

Building Safety Act leaseholder protections

GOV.UK's guidance for leaseholders (last updated 24 July 2024) explains the protections introduced under the Building Safety Act 2022. They apply to buildings above 11 metres or five storeys with historical safety defects.

Qualifying leaseholders are protected from all cladding remediation costs.
Leaseholders are fully exempt from historical safety remediation costs if their property was valued below £325,000 in Greater London or £175,000 elsewhere in England, or if the building owner's group net worth exceeds £2 million per relevant building. GOV.UK says these thresholds are measured as of 14 February 2022.
Contributions for non-cladding defects and interim measures, including waking watch costs, are capped and spread over 10 years.

Eligibility depends on the lease and the building, so use the GOV.UK Leaseholder Protections Checker or speak to a solicitor rather than assuming.

The deed of certificate when you sell

GOV.UK's FAQ says you must complete a deed of certificate if your landlord notifies you that they require one. This can happen when you tell the landlord that you intend to sell. If you do not complete it, you will not benefit from the protections for qualifying leases. The completed deed goes to your landlord, and you must also pass it to future owners during conveyancing. Your solicitor can help with this.

Part 7 of 10

Selling steps for a flat that may need an EWS1

Find out the facts about your building: height in storeys, cladding and balconies, and whether work has been done.
Ask the managing agent for any EWS1, FRAEW or fire risk assessment, and for the lease and service-charge information a buyer will want.
Instruct a conveyancing solicitor and tell them about the building early.
Complete the deed of certificate if your landlord asks for it.
Be ready for the buyer's lender and valuer to ask questions. They decide what they need.

Part 8 of 10

How it affects the mortgage valuation

The effect is on the lender's willingness to lend, not on the flat's quality. If a valuer decides that an EWS1 is needed and there is none, the lender may want the evidence before it lends. If the form shows B2, remedial works are required, and the lender will want to know what happens next. That can narrow your pool of buyers or slow a sale. We cannot say by how much, because it depends on the building and the lender.

Part 9 of 10

Tenure and lease information from our checks

An EWS1 is only one thing a flat buyer's solicitor looks at. Buyers also look at the lease length, ground rent and service charges. Our tenure and lease checks explain those, and the Risk Report includes a tenure and lease section alongside other checks. Related guides cover ground rent, service charge increases and short leases. This article covers England; RICS notes that Scotland has different arrangements.

Part 10 of 10

If your flat sale is stuck

A stuck flat sale is stressful, and it is worth knowing what is holding it up. Check whether the buyer's lender has asked for an EWS1, FRAEW or lease information, and what the managing agent says about timing. Ask your solicitor for a plain list of what is outstanding. If you are considering other routes to sell, our guide on why sales fall through explains common causes. Talk to a conveyancing solicitor before changing course.

Questions, answered

Frequently asked questions

What is an EWS1 form?

It is a standard form confirming that a suitable expert has assessed the external wall system of a residential building. RICS says it is for valuation and lending purposes only, and it is not a life safety certificate.

Do I need an EWS1 to sell my flat?

Not as a general rule. It is a lender and valuer requirement for some buildings. RICS criteria look at height, cladding type, amount of cladding, balconies and combustible material, and lender instructions can differ.

What do B1 and B2 mean on an EWS1?

Option B means combustible materials are present. RICS explains B1 means remedial works are not required, and B2 means they are required. Option A means the wall materials are unlikely to support combustion.

Who arranges an EWS1?

The building owner. Ask the freeholder, landlord or managing agent. RICS says that if the owner refuses to act, the local council and the Fire and Rescue Service can be involved. RICS does not say who pays.

How long is an EWS1 valid?

RICS says forms are valid for five years for the entire building, though substantial works may require reassessment. Since April 2025, UK Finance lenders have pledged not to require wholesale reviews of older forms, subject to lender policy.

Will I have to pay for cladding repairs if I sell?

It depends on whether you are a qualifying leaseholder. GOV.UK says qualifying leaseholders are protected from all cladding remediation costs. Complete any deed of certificate your landlord asks for, because without it you lose the protections.

Where this comes from

Sources

Last reviewed 16 October 2026 by the Your Property Check team. This page is general information, not legal, tax or financial advice. For your own situation, speak to a conveyancing solicitor or another qualified professional.