EWS1 Form Certificates & Surveys UK-wide

An EWS1 form (External Wall System form) is a one-page statement used by mortgage lenders and valuers to confirm whether a building’s external walls require further investigation for fire safety risk. Originally developed after Grenfell to support property sales and re-mortgaging, the EWS1 has narrowed in scope since the introduction of PAS 9980 in 2022, but it is still routinely requested by lenders in 2026.

MAF Associates issues EWS1 forms UK-wide for freeholders, managing agents, housing associations, developers and lenders. Our approach is competent, proportionate and commercially aware. Where an EWS1 is genuinely required, we issue it from the back of a properly evidenced PAS 9980 fire risk appraisal of external walls, so the form holds up to lender, insurer and regulator scrutiny.

Get an EWS1 proposal
Read on for how we work

£10m PII coverLender-grade indemnity

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Chartered EngineersIn-house signatories

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UK-wide serviceOperating nationally

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PAS 9980 backedTechnical evidence base

Our 5-stage EWS1 process

Every EWS1 form we issue follows the same five-stage process. The form is only as good as the assessment behind it, so our process is built around a properly evidenced PAS 9980 fire risk appraisal of external walls.

Initial consultation and scoping

We confirm what triggered the EWS1 request and what evidence already exists for the building. We agree the scope before any work begins.

PAS 9980 fire risk appraisal

The technical evidence base for the EWS1. Where a recent compliant FRAEW already exists, we may issue the EWS1 directly from it without repeating the work.

EWS1 classification

We apply the PAS 9980 outcome to the EWS1 rating framework, mapping the building to the correct rating (A1, A2, A3, B1 or B2).

EWS1 form issue

The form is completed and signed by a competent professional, backed by our £10m professional indemnity insurance, in a format your lender or valuer will accept directly.

Lender and stakeholder support

We support you through any follow-up questions from lenders, valuers, insurers or leaseholders, so the form unlocks decisions rather than creating new ones.

EWS1 vs PAS 9980: understanding the difference

The introduction of PAS 9980 was intended to move the industry away from over-reliance on EWS1 forms. In practice, both still have a role, but they answer different questions.

PAS 9980 FRAEW

Full technical fire risk appraisal of external walls
Risk-based, holistic assessment
Required for responsible building management
Supports safety decision-making
The underlying technical work

EWS1 Form

One-page lender-facing statement
Binary rating output
Only required when a lender or valuer asks for it
Supports mortgage lending decisions
The market-facing output

A robust PAS 9980 assessment often reduces the need for an EWS1, but it does not eliminate lender requirements overnight. In practice, the EWS1 is increasingly issued as the output of a PAS 9980 FRAEW, not as a substitute for it.

Do you still need an EWS1 form in 2026?

The short answer: sometimes, but not always. The mortgage market is still catching up with PAS 9980, so EWS1 forms continue to be requested in specific situations.

You may need an EWS1 if:

A lender or valuer specifically requests one
A property is being sold or re-mortgaged
An existing EWS1 is nearing its 5-year expiry
The building has known or suspected combustible materials in the external walls

You do not need an EWS1 to:

Comply with fire safety legislation
Fulfil duties under the Building Safety Act 2022
Understand external wall fire risk
Replace a PAS 9980 FRAEW

Why “brick-built” buildings still need assessment

A common misconception is that masonry buildings do not require external wall assessments. In practice, PAS 9980 assessments frequently identify timber-frame or light gauge steel construction behind brick façades, combustible insulation within cavities, missing or damaged cavity barriers, and fire spread risks via service penetrations. Visual appearance alone is not a reliable indicator of fire performance.

Why building owners choose MAF Associates for EWS1

Five reasons freeholders, managing agents, lenders and leaseholders commission MAF Associates for EWS1 form services:

EWS1 issued from a properly evidenced FRAEW

Not just a form-filling exercise. The EWS1 is only as good as the PAS 9980 assessment behind it. Our forms hold up to lender, insurer and regulator scrutiny because the technical work behind them does.

£10m Professional Indemnity Insurance

This matters to lenders and freeholders alike. Many EWS1 signatories carry far less. Our PII cover means lenders are confident in the form, and you are protected if the form is ever challenged.

Chartered Engineers in-house

Your EWS1 is signed by a competent professional with formal chartered status, not a third-party reviewer or a contractor. The signatory takes personal professional responsibility for the form.

Single point of contact across fire safety

We deliver FRAEW, EWS1, internal fire risk assessments and fire engineering as one team. No subcontractor chains, no handoffs between consultants, no duplication.

Proportionate, lender-savvy advice

We understand what lenders are actually looking for. An EWS1 should unlock decisions, not create new questions. Our forms are written and presented to do exactly that.

How we price EWS1 form services

Every EWS1 is priced to the building. We provide a fixed-fee proposal once we understand the scope, but to help you anticipate that, here is how we frame our pricing.

Tier 1

EWS1 from an existing FRAEW

Where a recent compliant PAS 9980 appraisal already exists, we can issue an EWS1 from it for a streamlined fee.

Tier 2

Fresh FRAEW and EWS1 bundle

The most common scope. Bundled fee covering both the technical assessment and the EWS1 form issue. Priced once we have confirmed building type, height and access.

Tier 3

Multi-block schemes

Priced to scope, based on the number of blocks, the survey requirements, and whether you need individual or portfolio-level EWS1 forms.

To receive a fixed-fee proposal for your building, get in touch with the basic details (location, height, number of units, any existing reports) and we will come back to you with a costed scope within 5 working days.

We issue EWS1 forms across the building types and ownership structures that the form was designed for:

Freeholders responsible for residential blocks
Managing agents administering shared residential buildings
Housing associations and local authority residential portfolios
Developers handing over completed residential schemes
Build-to-rent and private rented sector operators
Leaseholders and homeowners selling or re-mortgaging
Insurers and lenders reviewing portfolio fire safety positions

EWS1 form FAQs

What do the EWS1 ratings (A1, A2, A3, B1, B2) mean?

The EWS1 form classifies a building into one of five ratings:

A1No combustible materials in external walls. No remediation needed.A2Combustible materials present, but not in sufficient quantity to support a fire. No remediation needed.A3Combustible materials present that may support fire spread, but adequate mitigation in place (eg cavity barriers).B1Fire risk assessment confirms acceptable fire risk. No remediation required, despite combustible materials.B2Fire risk assessment identifies an unacceptable fire risk. Remediation required.

A1 to B1 ratings are generally acceptable to lenders. B2 indicates remediation is required before mortgage lending will proceed.

How long is an EWS1 form valid for?

An EWS1 form is valid for 5 years from the date of issue, provided no material changes have been made to the building’s external walls in that period. If significant changes occur (for example, cladding remediation, addition of balconies, new façade systems), the EWS1 should be reviewed before its 5-year expiry.

Who can sign an EWS1 form?

An EWS1 form must be signed by a competent professional with appropriate qualifications, professional indemnity insurance, and membership of a recognised professional body. Typically this is a chartered fire engineer, chartered surveyor or chartered building engineer. The signatory takes professional responsibility for the form, so the choice of signatory matters, both for the building and for the lender or insurer relying on it.

Do I need a FRAEW as well as an EWS1?

In most cases, yes. A FRAEW (Fire Risk Appraisal of External Walls under PAS 9980) is the technical assessment that underlies the EWS1 form. Without a properly evidenced FRAEW, an EWS1 form has no technical foundation. Where MAF Associates issues an EWS1, we do so on the back of a PAS 9980 FRAEW that we have either carried out ourselves or reviewed for compliance.

What is the difference between EWS1 rating B1 and B2?

Both B1 and B2 indicate that combustible materials are present in the external walls. The difference is the level of risk that has been identified through fire risk appraisal. B1 confirms that, despite the presence of combustible materials, the overall fire risk is acceptable and no remediation is required. B2 confirms that the fire risk is unacceptable and remediation is required before the building can be considered fire-safe. For lenders, B1 is generally acceptable for mortgage lending. B2 will typically prevent lending until the remediation is completed and a new EWS1 issued.

How long does it take to get an EWS1 form?

Where a recent compliant FRAEW already exists, an EWS1 can typically be issued within 2 to 3 weeks. Where a fresh FRAEW is required as part of the work, typical delivery from instruction to issued EWS1 is 6 to 10 weeks, depending on access, the availability of construction records, and whether intrusive investigation is required. Multi-block portfolios are quoted to scope.

What does an EWS1 form cost?

EWS1 fees vary by building height, complexity, construction type, access requirements and whether a compliant PAS 9980 fire risk appraisal already exists. Where we are issuing an EWS1 from an existing compliant FRAEW, fees are lower. Where a fresh FRAEW is needed alongside the EWS1, the work is priced as a bundle. We provide a fixed-fee proposal in writing once we have confirmed scope.

Can MAF review or reissue an existing EWS1 form?

Yes. We regularly review existing EWS1 forms, particularly where the original signatory is no longer available, where a lender has queried the rating, or where the form is approaching its 5-year expiry. We can reissue an EWS1 backed by our PII and our chartered signatories, provided the technical evidence base is sound or can be updated.

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