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 cover the rules that are verified and dated.
On this page
EWS1 and cladding issues can affect flat sales, remortgages and some leaseholders’ costs. This page explains what an EWS1 form is, what the ratings mean for buyers and lenders, and where the evidence leaves gaps.
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
| Fact | Status |
|---|---|
| An EWS1 form shows whether a building has cladding that may be a fire risk. | verified |
| The management company must obtain the EWS1 form if a block has none. | verified |
| Fire risk may mean repair work is needed and the homes value could fall. | verified |
| EWS1 forms are not legally required when selling; some lenders ask for them. | verified |
| Lenders agreed to lend where fire-safety work is funded or a deed of certificate exists. | verified |
| Multi-occupancy buildings need a fire risk assessment, with a FRAEW if walls may be unsafe. | verified |
| Qualifying leaseholders are protected from paying for unsafe cladding remediation. | verified |
| Protections cover long leases granted before 14 February 2022 in buildings over 11 metres. | verified |
| Developers agreed to fix life-critical fire-safety defects from the 30 years to April 2022. | verified |
| Specialist valuers for cladding-affected homes must be MRICS or FRICS. | verified |
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
Related guideContinue reading the lease extension 80 year rule guide.Related guideContinue reading the service charges explained guide.Related guideContinue reading the ews1 cladding explained guide.Find a solicitor for your purchaseCompare SRA-regulated firms for conveyancing and leasehold work.Browse all guidesReturn to the full guide index.
Sources
- GOV.UK - Check if your home has cladding that may need a specialist valuation - Guidance checked August 2026
- GOV.UK - Check if your home has cladding that may need a specialist valuation - Guidance checked August 2026
- GOV.UK - Check if your home has cladding that may need a specialist valuation - Guidance checked August 2026
- GOV.UK - Cladding and other fire safety works: information for residents - Guidance checked August 2026
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