The EWS1 Form is a key document that can directly affect whether you are able to sell, buy, or remortgage a flat in the UK. Many flat owners first hear about the EWS1 Form when a buyer’s mortgage is refused or a property sale is delayed due to cladding or external wall concerns. This often leads to confusion, stress, and uncertainty about what to do next.
This complete guide explains what an EWS1 Form is, when it is required, who is responsible for it, and how it impacts selling a flat. It also covers common problems flat owners face, such as mortgage refusals, high costs, and delays, and explains what options are available if an EWS1 Form cannot be obtained.
The information is written in clear, simple language to help UK flat owners understand the process and make informed decisions with confidence.
What Is an EWS1 Form?
An EWS1 Form (External Wall System Form) is a standardised document used by mortgage lenders and valuers to assess the fire safety of a building’s external wall system.
Its primary purpose is not to confirm whether a building is safe to live in. Instead, it helps lenders decide whether they are willing to offer a mortgage on a flat within that building. Without lender confidence, many property sales cannot proceed.
You may also see the EWS1 Form referred to as an EWS1 certificate or EWS1 report, although it is not a legal certificate in the traditional sense.
Why Was the EWS1 Form Introduced?
The EWS1 Form was introduced following the Grenfell Tower fire in 2017, which exposed serious risks associated with certain types of cladding and external wall materials.
In response, the UK government introduced tighter fire safety measures. Mortgage lenders, concerned about risk and liability, began requesting clearer evidence that external walls did not present an unacceptable fire risk. The EWS1 Form was developed as an industry-wide solution to provide consistency in how buildings are assessed.
While these changes were intended to improve safety, they have created significant challenges for flat owners trying to sell or remortgage.
What Is an External Wall System?
An external wall system refers to everything that makes up the outer structure of a building. This may include:
- Cladding materials
- Insulation
- Fire break systems
- Balconies
- External walkways
- Decorative panels or finishes
Even buildings that appear to be brick or stone may still contain combustible materials beneath the surface. This is why lenders often require formal confirmation through an EWS1 Form rather than relying on appearance alone.
When Do You Need an EWS1 Form?
Whether you need an EWS1 Form depends on several factors, including the height of the building, the materials used in the external walls, and the policies of individual mortgage lenders.
General guidance
| Scenario | Is an EWS1 Form Usually Required? |
| Building over 18 metres (approximately six storeys) | Yes |
| Building between 11–18 metres with cladding | Often |
| Building under 11 metres with no cladding | Usually no |
| Any height with combustible external materials | Possible |
Since August 2021, government guidance has stated that buildings under 18 metres do not automatically require an EWS1 Form. However, lenders may still request one if there are concerns about materials used in the external wall system.
When an EWS1 Form Is Not Required
An EWS1 Form is generally not required where:
- The building has no cladding or combustible materials
- The external walls are confirmed as non-combustible
- Mortgage lenders are satisfied with alternative evidence
However, the final decision often rests with the lender. This is why some flat owners face unexpected delays even when guidance suggests an EWS1 Form should not be necessary.
How to Get an EWS1 Form in the UK
Only certain parties can request an EWS1 Form. These include:
- The building freeholder
- The landlord
- The managing agent
Leaseholders cannot request an EWS1 Form themselves. However, they can contact the managing agent or freeholder to ask whether a valid form already exists.
The assessment must be carried out by a suitably qualified professional, often linked to the Institution of Fire Engineers. Due to limited availability and high demand, obtaining an EWS1 Form can take several months.
How Long Is an EWS1 Form Valid?
In most cases, an EWS1 Form is valid for five years. However, a new assessment may be required sooner if:
- External wall materials are altered
- Balconies or attachments are added or changed
- Remedial works are carried out
A single valid EWS1 Form usually covers the entire building in England and Wales, meaning individual flats can rely on the same assessment.
EWS1 Form Ratings Explained (A1, A2, B1, B2)
After assessment, the building will receive one of the following ratings:
| Rating | Meaning | Impact on Selling |
| A1 | No combustible materials | Minimal issues |
| A2 | Low risk materials | Usually acceptable |
| B1 | Combustible materials present, but low risk | Some lenders cautious |
| B2 | High fire risk, remedial work required | Very difficult to sell |
A B2 rating is the most problematic and often leads to mortgage refusals, reduced property value, and long delays.
Cost of an EWS1 Form
The cost of an EWS1 Form varies widely and may range from £6,000 to £28,000, depending on:
- Building size
- Complexity of the external wall system
- Amount of cladding
The legal responsibility for payment sits with the building owner, not individual leaseholders. However, some costs may be passed on through service charges, depending on lease terms.
If a valid EWS1 Form already exists, obtaining a copy should not cost anything.
EWS1 Form and Mortgages
Mortgage lenders use the EWS1 Form to assess risk. Without it, many lenders will:
- Refuse mortgage applications
- Reduce loan-to-value ratios
- Require higher deposits
In recent years, guidance from RICS and government remediation schemes has improved the situation slightly. Some lenders will now lend if there is a clear remediation plan in place, even if issues remain unresolved.
That said, lender policies vary significantly, and mortgage approval is never guaranteed.
Remortgaging with an EWS1 Form
Remortgaging follows similar rules to buying. If a lender requires an EWS1 Form and one is unavailable, your remortgage may be declined. This can trap owners on higher interest rates and create financial pressure.
Selling a Flat with EWS1 Issues
Selling a flat affected by EWS1 issues can be challenging but not impossible. The main obstacles are:
- Buyer safety concerns
- Mortgage refusals
- Down-valuations
- Long transaction times
Transparency is essential. Any cladding or EWS1 issues must be disclosed to buyers from the outset.
Can You Sell a Flat Without an EWS1 Form?
Legally, there is no law that requires an EWS1 Form to sell a flat. The difficulty lies in buyer financing.
If a buyer needs a mortgage and the lender insists on an EWS1 Form, the sale may fall through. As a result, many flat owners consider buyers who do not rely on mortgage finance, such as cash house buyers.”.
Ways to Sell a Property with Cladding Issues
Selling on the Open Market
This is often slow and uncertain, as most buyers depend on mortgage approval. Cash buyers are rare, and properties may need to be heavily discounted.
Selling at Auction
Auctions can attract committed buyers, but demand may still be limited, and final prices are unpredictable.
Selling to a Cash Buyer
Cash buyers can complete without mortgage restrictions, making this a practical option for flats affected by EWS1 issues. While offers may be below full market value, sales are usually faster and more reliable.
Practical Steps If You’re Stuck
If you are struggling due to EWS1 issues:
- Confirm whether a valid EWS1 Form already exists
- Check building height and materials
- Speak to the managing agent or freeholder
- Consult a mortgage broker
- Explore alternative selling routes if delays continue
For flat owners who need certainty and speed, exploring alternative selling routes can help you sell your property quickly when traditional sales become blocked.
Common EWS1 Form Myths
“All flats need an EWS1 Form.”
Not true. Requirements depend on building characteristics and lender policy.
“A B2 rating means you can’t sell.”
Sales are difficult but still possible, especially without mortgage reliance.
“EWS1 is a fire safety certificate.”
It is a lending risk assessment tool, not a full safety guarantee.
Frequently Asked Questions (FAQs)
Do all flats need an EWS1 Form?
No. Many low-rise buildings without cladding do not require one.
Who pays for the EWS1 Form?
The building owner or freeholder is legally responsible.
How long does it take to get an EWS1 Form?
It can take several months due to assessor availability.
Can I get a mortgage without an EWS1 Form?
Some lenders may proceed, but many will not.
Is the EWS1 Form still required in 2026?
Yes, it remains relevant for mortgage lending decisions.
Can I sell my flat without an EWS1 Form?
Yes, but buyers requiring a mortgage may face difficulties.
Does one EWS1 Form cover all flats?
In most cases, yes, for the entire building.
Final Thoughts
The EWS1 Form has become one of the biggest obstacles facing UK flat owners. While it was introduced to improve safety and consistency, it has also created uncertainty, delays, and financial stress for many sellers.
Understanding when an EWS1 Form is required, how it affects mortgages, and what options are available can help you make informed decisions. Even if your flat is affected by cladding or a poor EWS1 rating, selling is still possible with the right approach.
For flat owners who need certainty and speed, exploring alternative selling routes can provide a practical way forward when traditional sales become blocked.
