EWS1 Form Explained: Cladding, Mortgages and Building Safety in 2026

What an EWS1 form is

The External Wall System form (EWS1) is a UK-specific document introduced in 2019 by RICS, UK Finance, and the Building Societies Association in response to the Grenfell Tower fire. It records the result of a fire safety inspection of the external walls of a multi-storey residential building. The inspection covers both cladding and other combustible elements such as insulation, balconies, and fire breaks.

The form is signed by a fire safety expert who is suitably qualified (typically a chartered fire engineer). It records one of two outcomes:

• Option A: the wall does not contain significant quantities of combustible material. The form lists three sub-ratings: A1 (no combustible), A2 (limited combustible, no fire performance issue), A3 (combustible present but managed by other measures).
• Option B: the wall contains combustible material that creates a fire risk. The form lists two sub-ratings: B1 (combustible present but acceptable), B2 (combustible present and remediation needed).

Only B2 typically prevents lending. A1, A2, A3, and B1 are usually accepted by mainstream lenders.

When EWS1 is required

EWS1 was originally required for any block of flats over 6 storeys, then briefly extended to all blocks regardless of height, then narrowed again. As of 2026 the position is:

• Buildings over 18 metres: an EWS1 is generally required if the building has cladding, balconies, or rendered insulation
• Buildings between 11 and 18 metres: required only where specific risk factors are present
• Buildings under 11 metres: not generally required following 2022 government guidance

The 11 metre threshold was set after the government's announcement in early 2022 that EWS1 should not be required for low and medium rise buildings. Lenders have largely accepted this guidance, although individual lender practice still varies.

Building Safety Act 2022

The Building Safety Act 2022 created a major new framework for building safety in England and brought several relevant changes:

• A new Building Safety Regulator covers buildings over 18 metres
• A new "Higher-Risk Building" classification triggers ongoing safety duties
• Leaseholders in qualifying high-rise buildings are protected from paying for cladding remediation in many cases (the leaseholder protections under Schedule 8 of the Act)
• Developers responsible for unsafe cladding can be required to fund remediation
• The Building Safety Levy applies to new development to fund remediation

The leaseholder protections are particularly important for buyers. If you are buying a flat in a building that needs cladding remediation, you may not have to pay for the work yourself if you qualify under Schedule 8.

What it means for buyers

Before buying a flat in a multi-storey building:

1. Ask the seller for the EWS1 form if one exists, or for confirmation that none is required

2. Check the building height. Buildings under 11 metres rarely need an EWS1

3. Ask about cladding remediation status and any pending Section 20 service charge demands

4. Understand the leaseholder protections if remediation is needed. Your conveyancer should advise.

5. Check the lender's specific requirements. Different lenders treat the same building differently.

What to do if there is no EWS1

If the building needs an EWS1 but does not have one, the freeholder (or right to manage company) is responsible for commissioning the inspection. The cost is typically £6,000 to £20,000 depending on building complexity and is usually recovered through service charges. If no EWS1 exists and the lender requires one, the purchase will usually have to wait until the inspection is done.

Mortgage lender appetite

Most mainstream lenders now have published cladding criteria. Some lend on B1 with no further conditions, some require additional documentation, and a small number still require A1 or A2 only. The criteria are reviewed regularly. A mortgage broker familiar with cladding-affected buildings is essential if you are buying a flat in a tall building.

What you can check yourself

Property Passport UK shows the EPC property type, construction age, and tenure for every flat in England and Wales. While Property Passport UK does not yet display EWS1 status (this is held by individual freeholders rather than a central registry), the platform can confirm that the property is leasehold and provide the basic property metadata you need to start your due diligence. Search any flat at [/search](/search).

Check the property on Property Passport UK before you buy

Property Passport UK aggregates verified data on every one of the 19.35 million properties in England and Wales, including listed building status, conservation area, EPC, flood risk, and HM Land Registry tenure. Search any address at [/search](/search) before you make an offer or commission a survey. Construction-related risks often flag through one of these data points before they show up in the building survey itself.

Related guides

• What to check when buying a house
• Non-standard construction mortgage
• Concrete cancer (RAAC) explained
• Japanese knotweed buying guide