Introduction: Understanding the EWS1 Certificate
In recent years, the concept of the EWS1 certificate has become increasingly significant in the UK property market, especially for flats and apartments in mid- to high-rise buildings. This certificate, formally known as the External Wall System Fire Review, assesses the fire safety of a building’s external wall systems, with a particular focus on whether the materials used are combustible or non-combustible.
The importance of this certificate rose sharply following the Grenfell Tower fire in 2017, which exposed serious risks associated with cladding and external wall systems in residential buildings. Since then, mortgage lenders, valuers, and buyers have become far more cautious about properties with potentially combustible materials. Without an EWS1 certificate, selling or remortgaging a property can be extremely challenging, particularly in buildings over 18 metres or those with certain types of cladding.
For homeowners, understanding the EWS1 certificate is crucial. It isn’t just a piece of paperwork; it can determine whether a property can be sold, whether a buyer can secure a mortgage, and whether the building complies with modern safety standards. Beyond the financial implications, it also provides peace of mind, ensuring that residents are living in a building with a clear understanding of fire safety risks.
This article provides a comprehensive look at the EWS1 certificate, breaking down its purpose, classifications, processes, and implications for property owners and buyers alike. In Part 1, we explore what an EWS1 certificate is, why it was introduced, and the detailed classifications that impact property sales and mortgage lending decisions.
Part 1: What Is an EWS1 Certificate?
An EWS1 certificate is a formal document designed to provide a standardised assessment of the fire safety of a building’s external wall system. It specifically focuses on whether the cladding or other external materials could contribute to the rapid spread of fire. The certificate was introduced by the Royal Institution of Chartered Surveyors (RICS) in partnership with UK Finance to address the growing concern of fire safety in multi-storey residential buildings.
The EWS1 certificate is not a legal requirement, but it has become an essential tool in the property market. Lenders use it to assess risk, and without it, mortgage approval for properties in affected buildings can be difficult or even impossible. For property owners looking to sell or remortgage, obtaining this certificate can be the key to a smooth transaction.
Why the EWS1 Certificate Matters
The introduction of the EWS1 certificate was driven by the urgent need to ensure safety and provide clarity to the property market. In the aftermath of the Grenfell Tower tragedy, it became evident that many buildings contained external wall systems with combustible materials that had gone unnoticed. This presented not only a safety risk but also significant financial and legal complications.
Before the EWS1 process, lenders were often left in uncertainty about the safety of a building’s external walls. The certificate was developed as a standardised approach, giving lenders, buyers, and property owners a clear framework for evaluating fire risk. By categorising buildings into specific risk levels, the EWS1 certificate ensures a uniform method for assessing safety and helps prevent disputes or delays in property transactions.
The Classifications of EWS1 Certificates
An EWS1 certificate assigns a classification to a building based on the assessed risk of the external wall system. These classifications are crucial for lenders when determining mortgage eligibility.
Option A – Low Risk:
Buildings classified as Option A are considered low risk. The materials used in the external walls are unlikely to support combustion, meaning there is minimal fire risk associated with the cladding or external system. Properties with Option A certification are usually straightforward to sell or remortgage.
Option B1 – Combustible Materials but Low Risk:
Option B1 indicates that the building does contain combustible materials, but the risk is considered low enough that no immediate remedial work is required. Lenders may still offer mortgages, but the classification helps them assess risk and make informed decisions about lending limits or insurance requirements.
Option B2 – Combustible Materials with High Risk:
Option B2 identifies buildings with combustible materials where the fire risk is significant. In this case, remedial works are usually required before the property can be safely sold or mortgaged. Properties with this classification often face delays and complications in the market, as lenders may be unwilling to approve mortgages until the issues are resolved.
These classifications are designed to provide clarity and consistency across the property market, enabling all parties to understand the risks and take appropriate action.
Scope of the EWS1 Certificate
While the EWS1 certificate is primarily associated with high-rise residential buildings, its scope covers any property where the external wall system might contribute to the spread of fire. This includes:
- Flats and apartments in buildings over 18 metres in height
- Buildings with cladding or insulation materials that may be combustible
- Properties undergoing sales or remortgage transactions where lenders require a safety assessment
It is important to note that the EWS1 certificate does not replace a full fire risk assessment. Whereas a fire risk assessment examines the safety of an entire building—including escape routes, alarms, and internal fire precautions—the EWS1 focuses solely on the external wall system. Both assessments complement each other, but lenders primarily rely on the EWS1 for mortgage approvals.
Why Homeowners Should Care
For homeowners, obtaining an EWS1 certificate is about more than just meeting lender requirements. It provides:
- Marketability: Without a certificate, some buyers may be unable to secure a mortgage, reducing the pool of potential purchasers.
- Peace of mind: Knowing that your building has been professionally assessed reassures residents and investors alike.
- Financial clarity: Understanding the risk level can inform insurance, refurbishment, and investment decisions.
Even in buildings where the external wall system is deemed low risk, having an EWS1 certificate can make the selling process smoother and faster, avoiding unnecessary delays or disputes.
Part 2: How to Obtain an EWS1 Certificate and What to Expect
Once you understand the purpose and classifications of the EWS1 certificate, the next crucial step is knowing how to obtain one. The process can feel daunting, particularly for homeowners unfamiliar with technical surveys, fire safety regulations, and lender requirements. However, with a clear roadmap, obtaining an EWS1 certificate can be straightforward and manageable.
1. When Do You Need an EWS1 Certificate?
Not every property requires an EWS1 certificate. It is most commonly needed when:
- You are selling or remortgaging a flat or apartment in a building with multiple storeys, often over 18 metres.
- The building has external cladding or insulation that may be combustible.
- A mortgage lender requests it before approving a loan.
Even if you are unsure, consulting with a qualified surveyor or mortgage advisor early can help determine whether your building falls within the criteria. In some cases, lenders may accept alternative safety assessments, but having an EWS1 certificate is usually the fastest and most widely recognised way to proceed.
2. Choosing a Qualified Assessor
The EWS1 certificate must be completed by a qualified, independent fire safety professional or chartered surveyor. These specialists are trained to assess the materials used in the external wall system, the construction methods, and any potential fire risks.
Key considerations when choosing an assessor include:
- Accreditation and qualifications: Ensure the surveyor is recognised by professional bodies and has experience in fire safety assessments.
- Experience with similar buildings: Surveyors familiar with mid- and high-rise residential buildings are often more efficient and precise.
- Timeliness: Some surveyors are in high demand, so booking early can help avoid delays.
Using a trusted professional ensures the assessment is credible and acceptable to lenders. An improperly conducted survey may be rejected, causing delays in sales or remortgages.
3. The Assessment Process
The EWS1 assessment typically follows these steps:
Step 1: Preliminary Review
The assessor reviews the building’s construction plans, architectural drawings, and any previous fire safety reports. This helps identify areas of concern and provides a baseline understanding before the physical inspection.
Step 2: Physical Inspection
The surveyor examines the building’s external wall system. This includes:
- Cladding materials and insulation types
- Fire barriers and compartmentation
- Windows and doors in relation to wall materials
- Evidence of wear, damage, or non-compliance
In some cases, only external inspection is needed, while other properties may require internal inspections or testing, depending on construction complexity.
Step 3: Risk Assessment and Classification
Based on the inspection, the assessor evaluates whether the external wall system contains combustible materials and the level of risk. They then assign one of the classifications:
- Option A: Low risk
- Option B1: Combustible materials, low risk
- Option B2: Combustible materials, high risk (remedial works required)
Step 4: Issuing the Certificate
After completing the assessment, the surveyor issues the EWS1 certificate. This document includes the classification, detailed notes on the materials and construction, and any recommendations if remedial works are necessary.
4. Costs of an EWS1 Certificate
The cost of obtaining an EWS1 certificate can vary depending on several factors:
- Building size and height: Larger or taller buildings may require more extensive inspection and documentation.
- Number of units: Multi-unit buildings may take longer to survey, increasing the cost.
- Condition of the building: Buildings with complex or deteriorating cladding may require additional tests or detailed reports.
Typically, costs range from a few hundred to a few thousand pounds, depending on these variables. While this may seem substantial, the certificate is often essential to secure a mortgage or complete a sale, making it a worthwhile investment.
5. Tips for a Smooth EWS1 Process
To make the process as efficient and stress-free as possible:
- Book early: High demand can cause delays. Scheduling your assessment well in advance ensures the certificate is ready when needed.
- Prepare documentation: Gather building plans, previous fire risk assessments, and any maintenance records to provide the assessor with comprehensive information.
- Address obvious issues: Minor repairs or maintenance (like fixing damaged cladding) before the survey can prevent delays or recommendations for unnecessary remedial work.
- Communicate with lenders: Keep your mortgage lender informed so they understand the timeline and can advise on acceptable classifications.
- Be realistic: If the assessment indicates remedial work, plan and budget accordingly. Acting quickly can prevent further delays in sales or refinancing.
6. Impact on Property Sales and Mortgages
The EWS1 certificate directly affects the ability to sell or remortgage a property. Without it, lenders may:
- Refuse to provide a mortgage
- Offer limited lending or higher interest rates
- Require extensive additional documentation or safety reviews
Having a valid EWS1 certificate, particularly with a low-risk classification, can:
- Expand the pool of potential buyers
- Facilitate faster sales or remortgages
- Reduce uncertainty for all parties involved
It also provides peace of mind, assuring buyers and lenders that the building has been independently assessed for fire safety.
7. Real-Life Example: High-Rise Apartment Sale
Consider a 20-storey apartment block with composite cladding. A homeowner looking to sell discovers that potential buyers cannot secure mortgages without an EWS1 certificate. They engage a qualified assessor who conducts a detailed inspection and identifies minor issues requiring remediation. Once these are resolved, the assessor issues an Option B1 certificate.
With the certificate in hand:
- The sale proceeds quickly
- Buyers can secure mortgages without hesitation
- The property achieves a market-appropriate price
- The seller avoids prolonged delays and legal complications
This example illustrates how a proactive approach to obtaining an EWS1 certificate can transform a potentially stalled sale into a smooth, successful transaction.
Summary of Part 2
Obtaining an EWS1 certificate may seem complicated at first, but understanding the process, choosing a qualified assessor, and preparing the property can make it straightforward. From scheduling and inspections to cost considerations and lender requirements, planning ahead ensures that the certificate supports a smooth property sale or mortgage application.
By taking these steps, homeowners can avoid delays, satisfy lenders, and provide confidence to buyers—all while ensuring that the building’s fire safety is appropriately assessed and documented.
Part 3: Common Issues, Delays, and How to Resolve EWS1 Challenges
Even with a clear understanding of what an EWS1 certificate is and the process for obtaining one, homeowners can encounter challenges along the way. Part 3 of this guide examines the most common issues, delays, and practical strategies to ensure the certification process is smooth and doesn’t hinder property transactions.
1. Delays in the EWS1 Process
One of the most frequent challenges is timing. High demand for qualified assessors and complex building assessments can result in delays. Some common causes include:
- Limited availability of assessors: The pool of qualified surveyors for EWS1 certificates is relatively small. Properties in high-density urban areas may face waiting times of several weeks to months.
- Complex building structures: High-rise or unusually designed buildings may require additional inspections or testing, lengthening the process.
- Incomplete documentation: Missing building plans, outdated drawings, or lack of prior maintenance records can slow the assessor’s evaluation.
Tip: Schedule the EWS1 assessment as early as possible, ideally at the beginning of a property sale or remortgage process. Providing complete documentation upfront reduces delays and avoids repeated visits by the assessor.
2. Common Issues Identified During Assessment
During the assessment, surveyors may discover issues that require attention. These often include:
- Combustible materials in cladding or insulation: If cladding panels contain flammable substances, the property may receive a higher-risk classification.
- Lack of fire barriers: Missing or damaged firebreaks can affect the building’s risk rating.
- Defective installation: Poor installation of panels, insulation, or façade systems can increase the likelihood of fire spread.
- Weathering or damage over time: Cracks, warping, or water damage can compromise fire safety.
Tip: Proactively maintaining the property and addressing visible issues can reduce complications during the assessment. Even minor repairs or replacements can prevent a higher-risk classification.
3. Understanding the Impact of Classification
The classification received on an EWS1 certificate directly affects the property’s marketability:
- Option A (Low risk): Smooth sales and mortgage approvals. Buyers are confident, and lenders typically offer standard terms.
- Option B1 (Combustible, low risk): The property can still be sold or remortgaged, though some lenders may request additional information or minor reassurance.
- Option B2 (Combustible, high risk): Significant remedial work may be required, including replacing cladding or installing fire barriers, before lenders will approve mortgages.
Tip: Understanding the implications of each classification helps homeowners plan for potential costs, timelines, and discussions with lenders or co-owners.
4. Dealing with Remedial Work
For properties classified as B2, remedial works are often unavoidable. These may include:
- Replacing combustible cladding
- Installing or repairing firebreaks and barriers
- Conducting additional fire safety tests
While these tasks can be costly and time-consuming, addressing them promptly ensures the property meets safety standards and can be sold or mortgaged without further issues.
Tip: Obtain multiple quotes from approved contractors and communicate clearly with the surveyor about acceptable materials and standards. Planning these works in advance can prevent further delays.
5. Handling Multiple Stakeholders
In some cases, properties with multiple owners or leaseholders can complicate the EWS1 process. Delays may occur if:
- Co-owners disagree on funding remedial works
- Access to the building for assessment is restricted
- Communication with the management company or freeholder is slow
Tip: Clear communication and early coordination with all parties can streamline the process. Engage property management or legal advisors if disputes arise, ensuring the assessment can proceed smoothly.
6. Timing and Market Considerations
Delays in obtaining an EWS1 certificate can impact the timing of property sales or remortgages, potentially affecting:
- Sale completion dates: Without the certificate, buyers may be unable to secure a mortgage, delaying exchange of contracts.
- Property pricing: Extended delays can reduce buyer confidence or increase pressure to lower prices.
- Market perception: Properties without EWS1 certification may be perceived as riskier, limiting potential buyers.
Tip: Include the EWS1 certification timeline in your overall sales plan. Factor in potential delays and communicate transparently with buyers and lenders to avoid unnecessary complications.
7. Best Practices for a Smooth EWS1 Experience
To minimise challenges and ensure a smooth EWS1 process:
- Book early: Secure an assessor well in advance to avoid bottlenecks.
- Prepare documentation: Gather building plans, maintenance records, and any previous safety reports.
- Maintain the property: Address visible damage or hazards before the inspection.
- Communicate with stakeholders: Engage co-owners, management companies, and lenders early.
- Plan for remedial works: If issues are identified, obtain quotes and schedule repairs efficiently.
- Stay informed: Understand the classification system and implications for mortgages and sales.
By following these steps, homeowners can mitigate the risk of delays, disputes, or financial surprises.
8. Case Study: Resolving EWS1 Challenges
Consider a homeowner in a 15-storey apartment building. The lender requested an EWS1 certificate before approving a mortgage for a buyer. The assessment identified minor combustible materials in the external wall insulation (Option B1). The surveyor recommended a simple remediation: installing additional fire barriers.
The homeowner coordinated with the management company and contractors, completed the work within three weeks, and submitted an updated assessment. The lender approved the mortgage without further issues, allowing the sale to proceed smoothly.
This scenario demonstrates that understanding the process, addressing issues proactively, and maintaining communication can overcome common challenges and delays.
Conclusion
While obtaining an EWS1 certificate can seem complex, understanding the process, common issues, and practical strategies makes it manageable. By selecting a qualified assessor, preparing documentation, and addressing potential fire risks proactively, homeowners can secure the certificate efficiently and maintain the property’s marketability.
The EWS1 certificate provides peace of mind, satisfies lender requirements, and helps ensure that flats and apartments are safe for residents. For buyers, sellers, and lenders alike, it represents clarity, certainty, and confidence in property transactions.
By approaching the EWS1 process strategically, you can minimise delays, prevent disputes, and navigate the modern property market with confidence.
