EWS1 Forms, PAS 9980 and External Wall Assessments Explained
Following the Grenfell Tower tragedy in 2017, increased scrutiny was placed on the fire performance of external wall systems on residential buildings across the UK.
This led to the introduction of the EWS1 process and, more recently, the adoption of PAS 9980 risk assessments to help assess and manage external wall fire risks.
Understanding the difference between these assessments is important for leaseholders, Directors, Freeholders and managing agents.
What Is an EWS1 Form?
An External Wall System (EWS1) form is a standardised assessment process used by mortgage lenders to help determine whether a building's external wall construction presents an unacceptable fire risk.
The form is completed by a suitably qualified professional following an assessment of the building's external wall system.
The EWS1 process was introduced by the lending industry to assist mortgage valuations and lending decisions on residential properties.
Importantly, an EWS1 form is not a legal requirement, nor is it a building safety certificate. It is primarily a tool used by lenders and valuers when assessing mortgage risk.
Why Was the EWS1 Process Introduced?
Following Grenfell, many mortgage lenders became concerned about the potential fire risks associated with:
- Cladding systems
- Insulation materials
- Timber balconies
- External wall attachments
- Combustible materials within wall constructions
As a result, many flat owners found it difficult to sell or remortgage their properties because lenders required additional reassurance regarding the building's fire safety.
The EWS1 process was developed to provide a consistent assessment framework and help restore confidence within the mortgage market.
What Is PAS 9980?
PAS 9980 is a government-supported methodology used by fire engineers and other competent professionals to assess the fire risk associated with external wall systems.
Unlike an EWS1 form, which is primarily designed to support mortgage lending decisions, PAS 9980 provides a detailed risk-based assessment of the external wall construction.
A PAS 9980 assessment may consider:
- Cladding materials
- Insulation materials
- Balconies
- Cavity barriers
- Fire stopping
- Building height
- Means of escape
- Fire strategy
- Occupancy characteristics
The assessment helps building owners determine whether remediation works are necessary and whether any identified risks are tolerable or require intervention.
Which Buildings May Require Assessment?
Not every building requires an EWS1 form or PAS 9980 assessment.
However, assessments may be considered where buildings contain:
- Cladding systems
- Timber balconies
- External wall insulation
- Combustible materials within the external wall construction
- Complex external wall arrangements
Mortgage lenders, valuers, Freeholders, RTM Companies, RMCs and insurers may all request further information regarding external wall construction depending on the circumstances of the building.
Each development should be considered on its own merits.
Building Safety Funding and Remediation
The government has introduced a range of funding and remediation schemes aimed at addressing life-critical fire safety defects in eligible buildings.
In addition, many major residential developers have entered into remediation contracts with the government, committing to investigate and remediate certain fire safety defects in buildings they developed.
The availability of funding and responsibility for remediation will depend on a number of factors including:
- Building height
- Building age
- Ownership structure
- Developer involvement
- Nature of the defects
- Eligibility under current schemes
As a result, each building should be assessed individually and specialist advice should be obtained where necessary.
Why Early Investigation Matters
Where concerns exist regarding a building's external wall construction, early investigation can provide significant benefits.
Delays in obtaining professional advice may result in:
- Difficulties selling or remortgaging properties
- Reduced market confidence
- Delays in remediation projects
- Increased uncertainty for residents
- Potential insurance implications
Obtaining clear information regarding the building's construction allows Directors, Freeholders and residents to make informed decisions and plan appropriately.
How Archery Estates Can Help
Archery Estates regularly assists Freeholders, RTM Companies, Residents' Management Companies and leaseholders with external wall investigations and building safety matters.
We work closely with specialist fire engineers, surveyors and consultants to help coordinate:
- EWS1 assessments
- PAS 9980 assessments
- Fire Risk Assessments
- Building safety investigations
- Remediation projects
- Stakeholder communication
Our role is to help ensure that building owners receive clear, practical advice whilst navigating an increasingly complex area of building safety regulation.
Need Advice?
If your building has cladding, timber balconies, external wall concerns or ongoing building safety issues, our experienced team can help guide you through the process.
Call us today for a free, no-obligation conversation to see how we can help you.
📞 020 3488 2093
[Book a Free Consultation]