EWS1 Assessment

Independent assessment and management of the EWS1 (External Wall System) process, including review of existing information, external wall inspection, evidence gathering and completion of the RICS EWS1 form by a suitably competent professional.

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When You Need an EWS1

An EWS1 may be required where a lender or valuer needs evidence about the external wall system of a residential building. Common triggers include:

  • A lender or valuer requests an EWS1 as part of a sale, purchase or remortgage
  • External wall construction or materials require formal assessment
  • An existing EWS1 is no longer considered suitable for the current transaction or building condition
  • Remediation, alterations or significant changes have affected the external wall system
  • Previous external wall information is incomplete, unclear or requires reassessment

An EWS1 is not a statutory certificate and is not legally required for every residential building. The need for one is generally determined by the lender, valuer or other relevant stakeholder.

EWS1 Scope and Methodology

EWS1 Scope & Methodology

The assessment considers the external wall system and the information required to complete the EWS1 form. Depending on the building and available evidence, this may include:

  • Review of previous EWS1 forms, FRAEW reports, drawings, specifications and construction records
  • External wall inspection and identification of relevant cladding, insulation and other materials
  • Review of cavity barriers, balconies and other features where relevant to the external wall assessment
  • Intrusive investigation where required to establish the as-built construction
  • Fire risk assessment of the external wall system where necessary to support the EWS1 outcome
  • Completion of the appropriate RICS EWS1 form by a professional meeting the required competency criteria

Deliverable

  • Completed EWS1 form using the current RICS template
  • Supporting evidence and assessment documentation
  • Clear explanation of the EWS1 outcome and any recommended next steps
  • Where further fire risk assessment or remediation is required, advice on the appropriate next stage

Process & Timeline

  1. Initial scoping — establish the building, reason for the EWS1 and available information
  2. Document review — assess existing drawings, surveys, reports and external wall records
  3. External wall assessment — inspect the building and establish the relevant wall construction
  4. Further investigation — undertake opening-up where required to verify construction
  5. EWS1 completion — assessment and form completed by a suitably competent professional
  6. Issue — completed EWS1 and supporting documentation provided

Timescales depend on building size, complexity, available information, access and whether intrusive investigation is required.

Standards and Competence

FRA Surveys works with RICS-competent fire engineering professionals to deliver the EWS1 process. We coordinate the site survey and any required opening-up works, gather the necessary evidence and provide access to the building, while our specialist fire engineering partners undertake the relevant assessment and EWS1 sign-off.

  • RICS EWS1 Form and applicable RICS guidance
  • PAS 9980:2022 where a fire risk appraisal of the external wall is required
  • Assessment and EWS1 completion by a professional meeting the relevant RICS competency requirements
  • Applicable UK building and fire safety legislation and guidance

Who Commissions an EWS1

EWS1 assessments are commissioned by people and organisations involved in the ownership, management, lending or transaction of residential property, including:

  • Property managers and managing agents
  • Building owners and freeholders
  • Housing associations and landlords
  • Developers and property organisations

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FAQS

An EWS1 form must be completed by a professional who meets the relevant RICS competency requirements for assessing external wall systems. The appropriate professional will depend on the construction, complexity and fire risk associated with the building.

An EWS1 does not have a fixed statutory expiry date. Its suitability depends on the condition of the building and the requirements of the lender or other stakeholder. Significant changes to the external wall system or new information may require a further assessment.

A B2 outcome indicates that significant combustible materials or other factors have been identified and that remediation may be required. The EWS1 process itself does not determine the detailed remediation scope; further fire engineering assessment and a remediation strategy may be required.

No. An EWS1 is not a statutory certificate or legal requirement for every building. It is an industry form used primarily in connection with mortgage lending and valuation. A lender or other stakeholder may nevertheless require one before proceeding with a transaction.

No. An EWS1 is a standardised form used to communicate the outcome of an external wall assessment, while a FRAEW is a detailed fire engineering assessment undertaken in accordance with PAS 9980:2022. A FRAEW may provide evidence needed to support an EWS1 outcome where the external wall system requires a more detailed fire risk appraisal.