What is ews certificate

Last updated: April 1, 2026

Quick Answer: An EWS certificate (EWS1 Form) is a fire safety assessment document required in the UK for tall residential buildings (over 18 meters or 7+ stories) to verify external wall compliance with fire regulations. It certifies whether the building's external walls are constructed of non-combustible materials as required by law.

Key Facts

Overview

The EWS1 Form, commonly referred to as an EWS certificate, is a fire safety assessment document introduced in England following the Grenfell Tower fire tragedy. This mandatory certification applies to buildings over 18 meters or 7 or more stories containing flats. The certificate verifies that external walls are constructed of materials meeting the Building Safety Bill's requirements.

Legal Requirements

The EWS1 Form became mandatory in December 2018 for buildings in England containing flats. Buildings over 18 meters must have an EWS certificate before they can be sold, mortgaged, or refinanced. The assessment must be conducted by a qualified surveyor registered with appropriate professional bodies. Failure to obtain an EWS certificate can result in legal liability and prevent property transactions.

Assessment Process

Surveyors conduct a detailed inspection of the building's external walls, materials, and construction methods. The assessment examines whether walls are constructed of non-combustible materials such as metal, concrete, or stone. If combustible materials like insulation with flammable cores are found, the building must remediate these issues before receiving clearance. The surveyor documents findings and issues either a compliant or non-compliant certificate.

Impact on Property Market

Many buildings were unable to obtain EWS certificates due to combustible wall construction, significantly impacting property values and marketability. Property owners were faced with expensive remediation costs, estimated at thousands to hundreds of thousands of pounds. The EWS certificate requirement has prompted widespread building safety programs across the UK.

Related Regulations

The EWS1 Form requirement is part of broader building safety regulations introduced after the Grenfell Tower fire. These regulations also include mandatory fire risk assessments, sprinkler systems in some buildings, and improved fire safety management. The regulations continue to evolve as the government implements the Building Safety Bill provisions.

Related Questions

What buildings need an EWS certificate?

Residential buildings over 18 meters (approximately 7+ stories) containing flats require an EWS certificate in England and Wales. Some exemptions apply to buildings with fewer than four units.

What happens if a building fails EWS certification?

Buildings with non-compliant external walls must undertake remediation work to replace combustible materials with non-combustible alternatives. Until this work is completed, the building may face restrictions on sales and mortgage availability.

How long is an EWS certificate valid?

EWS certificates do not have a formal expiration date, but they may become invalid if building work is undertaken that alters the external walls or if new regulations change requirements.

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Sources

  1. UK Government - External Walls Assessment Guidance CC-BY-4.0
  2. Royal Institution of Chartered Surveyors CC-BY-4.0