EWS1 Form Services

Understanding EWS1 After PAS 9980

The introduction of PAS 9980 was intended to move the industry away from over-reliance on EWS1 forms. However, in 2026, EWS1 forms are still being requested – particularly by lenders and valuers. This has left many building owners, managing agents, and leaseholders asking the same question:

Do we still need an EWS1 form, or is PAS 9980 enough?
The answer requires clarity, not headlines.

What Is an EWS1 Form?

The External Wall System form (EWS1) was created as a market-led solution to support mortgage lending following the post-Grenfell crisis.
Its purpose is to:

• Provide reassurance to lenders and valuers.
• Confirm whether an external wall system presents a fire safety concern.
• Assist with property sales and re-mortgaging.

An EWS1 form is not legislation and not a fire risk assessment. It is a standardised statement for the lending market, nothing more.

What Changed with PAS 9980?

PAS 9980 fundamentally changed how external wall fire risk is assessed. A PAS 9980 Fire Risk Appraisal of External Walls (FRAEW):

• Uses a risk-based methodology.
• Considers the entire wall build-up, not just cladding.
• Assesses combustibility, cavity barriers, fixings, interfaces, and fire spread potential.
• Requires professional judgement by competent assessors.
• Produces proportionate, evidence-based recommendations.

PAS 9980 is now recognised by government, regulators, and professional bodies such as RICS as the correct technical framework for assessing external wall fire risk.

Do You Still Need an EWS1 Form?

The Short Answer: Sometimes — but not always.
You may still need an EWS1 form if:

• A lender or valuer specifically requests one.
• A property is being sold or re-mortgaged.
• There is an existing EWS1 nearing expiry.
• The building has known or suspected combustible materials.

You do NOT need an EWS1 form to:

• Comply with fire safety legislation.
• Fulfil duties under the Building Safety Act.
• Understand external wall fire risk.
• Replace a PAS 9980 FRAEW.

In practice, the EWS1 is increasingly becoming an output of PAS 9980, not a substitute for it.

PAS 9980 vs EWS1: Understanding the Difference

PAS 9980

• Full technical fire risk appraisal.
• Risk-based, holistic assessment.
• Supports safety decision-making.
• Required for responsible building management.

EWS1

• Market reassurance form.
• Binary lender statement.
• Supports lending decisions.
• Only required if requested.

A robust PAS 9980 assessment often reduces the need for an EWS1 – but it does not eliminate lender requirements overnight.

Why “Brick-Built” Buildings Still Need Assessment

A common misconception is that masonry buildings do not require external wall assessments. In reality, PAS 9980 assessments frequently identify:

• Timber-frame construction behind brick façades.
• Light gauge steel or SFS backing walls.
• Combustible insulation within cavities.
• Missing, damaged, or incorrectly installed cavity barriers.
• Fire spread risks via service penetrations.

Visual appearance alone is not a reliable indicator of fire performance.

The Post-Grenfell Context

Following the fire at Grenfell Tower, it became clear that:

• Assumptions about construction are unsafe.
• Box-ticking approaches fail buildings and residents.
• Fire risk must be understood, recorded, and managed.

PAS 9980 was developed to address these failings in a proportionate and technically robust way.

The Market Is Still Catching Up

Despite guidance from Department for Levelling Up, Housing and Communities and professional bodies, the mortgage market remains cautious.
As a result:

• EWS1 forms have not disappeared.
• Their role is narrowing.
• Their importance is declining.
• PAS 9980 is now the primary technical assessment.

What This Means for Building Owners and Managing Agents

The key question is no longer: “Do I need an EWS1 form?”
It is: “Do I properly understand my building’s external wall fire risk?”

A PAS 9980 FRAEW provides that understanding. An EWS1 may still be required—but only as a secondary step, driven by lender requirements.

How MAF Associates Can Help

At MAF Associates, we:

• Carry out PAS 9980 Fire Risk Appraisals of External Walls.
• Provide EWS1 forms where genuinely required
• Employ in-house specialists, including Chartered Engineers
• Hold £10m Professional Indemnity Insurance
• Take a proportionate, evidence-led approach to fire safety

Our focus is not paperwork – it’s making buildings safer and enabling informed decisions.