EWS1 form
The form many lenders and valuers ask for before they will lend on a flat, so it can help a sale or a remortgage. It is the External Wall Fire Review form, published by RICS. It is not a legal duty and not a life safety certificate.
On this page
In short
- What it is: a form published by RICS that many lenders ask for, to show that a building's external wall has been reviewed by a qualified professional. RICS says it is “NOT a life safety certificate” (RICS FAQ, dated 16 Jun 2026).
- The ratings: option A (A1, A2, A3) where the wall materials are unlikely to support combustion, and option B (B1, B2) where they may; B2 means remedial works are needed (EWS1 form, 3rd edition, 16 March 2022).
- It is not a legal duty: it is a lender's and valuer's form; the fire risk assessment is the legal duty (Regulatory Reform (Fire Safety) Order 2005 art. 9).
Your line
Three example buildings against the 11 metre and 18 metre lines. No band is marked: the EWS1 form is not tied to a height.
Does this apply to my building?
Does the law require an EWS1 form?
No Act requires one; the legal duty is the fire risk assessment (Regulatory Reform (Fire Safety) Order 2005 art. 9).
Who asks for one?
Lenders and valuers; RICS says their requirements vary (RICS FAQ).
What you need to do
Check what your lender or valuer asks for before commissioning a form (RICS FAQ).
Keep your fire risk assessment up to date: that is the legal duty (art. 9).
The detail
What do the A ratings mean?
Option A: the external wall materials are unlikely to support combustion.
- A1: no attachments with significant combustible materials.
- A2: a risk assessment of the attachments confirms no remedial works are needed.
- A3: neither applies; there may be remedial costs for the attachments.
What do the B ratings mean?
Option B: combustible materials are present in the external wall.
- B1: the fire risk is sufficiently low; no remedial works are needed.
- B2: the fire risk is sufficiently high; remedial works are needed.
How does it relate to an external wall appraisal?
They are different documents: the Cladding Safety Scheme asks for a fire risk appraisal of the external walls (FRAEW).
External wall appraisals (FRAEW)What changed and when
- 16 March 2022: RICS issues the 3rd edition of the EWS1 form.
- 30 October 2023: the RICS EWS1 professional indemnity scheme closes (RICS FAQ).
How Golden Ledger helps
When your council sends you a letter, Golden Ledger keeps one clear record of your building, which your council reviews. It lets you record whether your building has an EWS1 form, its rating, and upload the form. See when your council has reviewed your submission.
Sources and checked date
- RICS EWS FAQs, dated 16 Jun 2026, read 21 Oct 2026
- EWS1 form, 3rd edition, RICS, issued 16 March 2022, read 21 Oct 2026
- Regulatory Reform (Fire Safety) Order 2005 art. 9, read 21 Oct 2026
Checked against RICS and legislation.gov.uk on . What has changed
General information, not legal advice. Golden Ledger shows which rules and funding routes may apply, based on your answers. A qualified professional should confirm them. Golden Ledger does not enforce the law, is not the Building Safety Regulator and does not give legal advice. Your council reviews what you send. Fire safety law is enforced by your fire and rescue authority. In higher-risk buildings, the Building Safety Regulator also enforces the duties in Part 4 of the Building Safety Act 2022.
Got a letter from your council?
Enter the code to claim your building. It is free for owners.