EWS1 and cladding: what flat buyers and leaseholders need to know

EWS1 and cladding issues can affect flat sales, remortgages and some leaseholders’ costs. The points below are based only on the facts provided here. Some of those facts are marked unverified in the source list, so this is a summary of the available guidance rather than legal advice.

What the EWS1 form is

An EWS1 form shows whether a building has external cladding that may be a fire risk. Leaseholders may need a copy to repay a Help to Buy equity loan or to remortgage. If specialist valuation is needed for a cladding-affected home, the valuer must be a Chartered Member or Fellow of RICS.

When you need one

An EWS1 form is not legally required when selling a property, but some lenders choose to ask for one. If a block has no EWS1 form, the buildings management company is responsible for obtaining it and for carrying out any necessary repair work. If the form identifies a fire risk or similar issue, repair work may be needed and the home’s value could be affected.

Fire risk assessments and the FRAEW

For any multi-occupancy residential building, a fire risk assessment is mandatory. If it is not clear whether the external walls are safe, that assessment must include a Fire Risk Appraisal of External Walls, known as a FRAEW.

Leaseholder protections

Qualifying leaseholders are protected in law from paying towards the cost of making their building safe. This includes unsafe cladding remediation. There is also a cap on other fire-safety costs charged through the service charge. The protections apply to long leases of more than 21 years for a single dwelling in a building above 11 metres or at least 5 storeys, granted before 14 February 2022. The leaseholder must pay a service charge.

Developers commitments

Many property developers in England have agreed to fix life-critical fire safety defects in buildings they built or refurbished in the 30 years up to 4 April 2022. Separately, mortgage lenders have agreed in an industry statement to lend on some mid and high-rise buildings with fire safety problems. That applies where remediation is funded by the developer or a government scheme, or where the leaseholder has completed a deed of certificate.

Key facts

Source: GOV.UK - Check if your home has cladding that may need a specialist valuation — Guidance checked August 2026

Source: GOV.UK - Check if your home has cladding that may need a specialist valuation — Guidance checked August 2026

Source: GOV.UK - Check if your home has cladding that may need a specialist valuation — Guidance checked August 2026

Source: GOV.UK - Cladding and other fire safety works: information for residents — Guidance checked August 2026