Who needs an EWS1 certificate? This seemingly simple question has caused countless sleepless nights for flat owners across the UK, with many finding themselves unable to sell, remortgage, or even feel safe in their own homes because of cladding concerns and the complex world of fire safety assessments.
Approximately 1.5 million flats in the UK are currently affected by cladding and fire safety concerns, with over 500,000 residents living in high-rise buildings with potentially unsafe cladding. The financial impact is equally devastating, with remediation costs estimated between ÂŁ15 billion and ÂŁ50 billion, while affected homeowners face an average 30% reduction in property values.
Table of Contents
What is an EWS1 Certificate and Why Does It Matter?
An EWS1 certificate (External Wall System Fire Review) is a standardised document that assesses the fire safety risk of a residential building’s exterior walls. Created in response to the tragic Grenfell Tower fire in 2017, these certificates evaluate whether a building’s cladding and insulation contain combustible materials that could accelerate the spread of flames during a fire.
The certificate isn’t technically a legal requirement or a safety certificate – it’s primarily a tool for mortgage valuers and lenders to assess risk. However, in practical terms, it’s become essential for anyone looking to buy, sell, or remortgage a flat in affected buildings.
If you’re struggling to sell your flat because of cladding issues or the lack of an EWS1 certificate, you’re not alone. At Property Saviour, we understand how stressful this situation can be, and we’re here to help with straightforward solutions when traditional sales routes hit a brick wall.
How do i know if my cladding is safe?
Wondering how to determine if your cladding is safe? It’s a question that’s caused sleepless nights for countless property owners since the Grenfell tragedy. At Property Saviour, we understand this concern deeply—your home should be your sanctuary, not a source of anxiety.
The first step in establishing cladding safety is determining if your building has an EWS1 (External Wall System) form, which has become crucial for buildings with external cladding. This document provides a fire safety rating for your building’s external walls and cladding systems, with ratings ranging from A1 (safest, with no combustible materials) to B2 (high fire risk requiring remedial work). The form remains valid for five years and can be shared amongst all flat owners in a building.
If you’re unsure whether your building requires an EWS1 assessment, consider its height. Buildings over 18 metres tall or with 7 or more storeys are classified as “higher-risk buildings” under the Building Safety Act 2022. However, even buildings between 11-18 metres may require assessment depending on the amount and type of cladding present.
Looking at the cladding itself won’t always tell you if it’s safe. Even if the visible outer material appears non-combustible, the buildup behind it may contain flammable materials or lack proper fire barriers. This is why a professional assessment is essential—what matters isn’t just the cladding material but how the entire external wall system is constructed and maintained.
For a proper evaluation, you’ll need a Fire Risk Assessment External Wall (FRAEW), also known as a PAS9980 assessment. This thorough examination considers multiple factors including materials, configuration, and installation quality. Only qualified professionals can conduct these assessments and provide valid EWS1 forms.
We’ve seen many clients distressed about potential cladding issues when buying or selling flats. Properties with problematic cladding can face significant challenges—mortgage lenders may refuse to lend, insurance premiums can skyrocket (some by over 300%), and you might face costs for interim safety measures like 24/7 “waking watches”.
If unsafe cladding is identified, remediation responsibilities depend on building height. For buildings over 11 metres, the government and developers typically cover remediation costs through special funds established in 2021. For shorter buildings, leaseholders might be responsible, though the government is working on additional support schemes.
At Property Saviour, we understand these concerns aren’t just financial—they’re deeply personal. Your home should be a place of safety and security, not uncertainty. If you’re struggling to sell a property affected by cladding issues, remember that we buy any property, regardless of cladding status or condition. We can provide a guaranteed sale with flexible timeframes, giving you certainty during what can be an incredibly stressful period.
Don’t let cladding concerns keep you awake at night. Reach out to us today for a compassionate, no-obligation conversation about your options. Whether you need guidance on cladding assessments or are looking for a swift, guaranteed property sale, we’re here to help you move forward with confidence and peace of mind.
Who Needs an EWS1 Certificate?
The requirements for EWS1 certificates have changed several times since their introduction, causing considerable confusion. As of 2025, the current guidance is:
Buildings over 18 metres or 6 storeys in height with any form of cladding
Buildings over 11 metres with certain types of combustible cladding (particularly Aluminium Composite Material or ACM)
Buildings of any height with specific high-risk cladding systems
How many storeys is 11m? Typically, this equates to approximately 4 residential floors. However, the assessment is based primarily on actual height measurement rather than floor count.
It’s important to note that not all buildings require an EWS1 certificate. Traditional brick or concrete structures without cladding generally don’t need one, regardless of height.
If you’re unsure whether your building falls into one of these categories, contact your building owner, landlord, or managing agent. They should be able to provide clarity on whether your building requires an assessment.
How to Check if My Building Requires an EWS1 Certificate
Determining whether your building needs an EWS1 certificate can be confusing. Here’s a step-by-step approach:
Check the height of your building (over 18m/6 storeys almost certainly needs one)
Identify if your building has external cladding or combustible materials
Ask your building’s managing agent, freeholder, or residents’ association
Consult with a surveyor or fire safety expert if uncertainty remains
Check if any flats in your building have recently been sold or remortgaged (suggesting an EWS1 may already exist)
If your building’s EWS1 status is unclear and it’s preventing you from selling your property, Property Saviour may be able to help. We specialise in buying problematic properties, including those affected by cladding issues and absent EWS1 certificates.
Different Types of EWS1 Certificate Ratings Explained
When a qualified assessor completes an EWS1 form, they assign a rating that indicates the level of fire risk. Understanding these ratings can help you grasp the implications for your property:
| Rating | Meaning | Implications for Selling/Remortgaging | Remedial Work Required |
|---|---|---|---|
| A1 | Materials unlikely to support combustion | Easiest to sell/remortgage | None |
| A2 | Appropriate risk assessment of attachments (e.g., balconies) confirming no remedial works required | Generally acceptable to lenders | None |
| B1 | Fire risk is sufficiently low that no remedial works required | Most lenders will accept | None, but future reassessment may be needed |
| B2 | Fire risk requires remedial works | Difficult to sell/remortgage until works completed | Significant remediation needed |
These ratings have a profound impact on your ability to sell or remortgage. A B2 rating in particular can make a property virtually unmortgageable until remedial works are completed, leaving many owners in a difficult position.
If you’ve received a B2 rating and you’re struggling to sell your property through traditional channels, remember that Property Saviour specialises in purchasing problem properties, potentially offering you a way forward when other doors seem closed.
How to Apply for EWS Certificate: Process and Responsibilities
The process of obtaining an EWS1 certificate can be frustrating for individual flat owners because, crucially, only the building owner or managing agent can commission the assessment. Here’s how the process typically works:
The building owner contacts a qualified professional (typically a chartered fire engineer)
The professional conducts an inspection of the external wall system
Based on findings, they complete and sign the EWS1 form
The certificate remains valid for 5 years, unless changes are made to the external walls
As an individual flat owner, you cannot directly arrange for an EWS1 assessment. If you need one, you’ll need to request it through your freeholder, building owner, or managing agent. This can create significant challenges if they’re unresponsive or unwilling to arrange the assessment.
Can I Sell My Flat Without an EWS1 Certificate?
Thousands of desperate flat owners across Britain are finding themselves unable to sell their homes due to missing EWS1 certificates, creating a property nightmare that’s leaving families stuck in potentially unsafe buildings.
While technically possible to sell a flat without an EWS1 certificate, industry experts warn that finding a buyer who can proceed is increasingly rare, as most mortgage lenders now refuse to lend on affected properties without proper certification.
Some owners have managed to sell to cash buyers who don’t require mortgage lender approval, but these buyers are aware of the risks and typically negotiate substantial price reductions to compensate for the uncertainty and potential remediation costs.
EWS1 Certificate Cost and Timeframes: What to Expect
One of the most common questions flat owners ask is about the EWS1 certificate cost. The expense can vary significantly:
Basic assessments for smaller, simpler buildings: ÂŁ4,000-ÂŁ7,000
Complex assessments for larger buildings: ÂŁ10,000-ÂŁ45,000
Additional costs if invasive inspections are required
These costs are typically the responsibility of the building owner, but in practice, they’re often passed on to leaseholders through service charges or special levies.
Beyond the cost, timeframes can be lengthy due to the shortage of qualified fire engineers. From initial request to receiving the completed certificate, the process can take anywhere from 3-18 months depending on the building’s complexity and the availability of qualified assessors.
This long waiting period creates significant challenges for those looking to sell or remortgage urgently. If you find yourself needing to sell quickly despite cladding issues, Property Saviour can offer solutions when time is of the essence.
How Do I Know If My Cladding Is Safe? Understanding the UK Cladding Scandal
The UK cladding scandal has left many flat owners worried about both their safety and their financial future. But what is cladding, and how can you tell if yours might be problematic?
Cladding refers to the outer layer attached to a building’s exterior walls, primarily for insulation, weather resistance, and aesthetic purposes. Flammable cladding meaning materials that can ignite and spread fire rapidly, potentially with catastrophic consequences as tragically demonstrated in the Grenfell Tower disaster.
To determine if your building might have cladding issues:
Check if your building has any external panels or materials that aren’t traditional brick or concrete
Look for aluminium composite panels (often with a metallic appearance)
Ask your building management if they have information about the cladding materials
Review any fire safety assessments that have been conducted
Check if your building is on any government remediation lists
What is the problem with cladding? Beyond the obvious safety concerns, affected buildings face increased insurance costs (often 5-10 times higher), difficulties obtaining mortgages, and substantial remediation costs that can reach tens of thousands of pounds per flat.
The UK government has introduced various schemes to help with remediation costs, but many buildings fall outside the eligibility criteria, leaving leaseholders facing significant bills.
Is the Demand for Flats Dead? The Future of Apartment Sales
With all these challenges, many wonder if the demand for flats is dead, particularly those in high-rise buildings. The reality is more nuanced.
While it’s true that the cladding crisis has had a significant impact on the flat market, with affected properties seeing value reductions of 20-40%, the market for compliant properties or those with A1/A2 EWS1 ratings remains relatively strong, especially in prime locations.
The biggest impact has been on high-rise properties built between 2000-2018, which may have used the types of cladding and insulation now under scrutiny. Older brick-built blocks and newer developments that meet the latest standards are generally less affected.
If your flat is struggling to sell due to cladding concerns, remember that Property Saviour specialises in purchasing problematic properties. While we can’t offer full market value, we can provide a way forward when traditional sales channels have failed.
The lender will decide who requires an updated EWS1 certificate.
Sell a Flat With Cladding Issues
At Property Saviour, we understand these challenges and specialise in providing solutions for property owners caught in difficult situations. If you’re struggling to sell your flat due to cladding issues or the absence of an EWS1 certificate, we may be able to help.
We purchase properties directly, without the need for mortgage approval, meaning we can often proceed where traditional buyers cannot. While we can’t offer full market value, we can provide a way forward when other options have disappeared.
Don’t let cladding issues keep you trapped in a property you need to sell. Contact Property Saviour today for a confidential, no-obligation discussion about your options. We’re here to help when others can’t.
Sell with certainty & speed
Property Saviour Price Promise
- The price we’ll offer is the price that you will receive with no hidden deductions.
- Be careful with ‘cash buyers’ who require a valuation needed for a mortgage or bridging loan.
- These valuations or surveys result in delays and price reductions later on.
- We are cash buyers. There are no surveys.
- We always provide proof of funds with every formal offer issued.
We'll Pay ÂŁ1,500 Towards Your Legal Fees
- No long exclusivity agreement to sign because we are the buyers.
- You are welcome to use your own solicitor.Â
- If you don’t have one, we can ask our solicitors for recommendations.
- We share our solicitor’s details and issue a Memorandum of Sale.Â
Sell With Certainty & Speed
- Our approach is transparent and ethical, which is why sellers trust us.
- 100% Discretion guaranteed.Â
- If you have another buyer, you can put us in a contracts race to see who completes first.
- Complete in 10 days or at a timescale that works for you. You are in control.
