EWS1 rating guides for leaseholders and buyers

A flat in a building with external walls sometimes needs paperwork before it can be sold or remortgaged. The document records whether the materials on the outside of the block pose a fire risk. Lenders ask for it because they need to know the building is safe before they release funds.

If you are selling a flat, the buyer's mortgage company will likely request this document early in the process. Without it, the sale stalls. Read more about [EWS1 Form for Flats: What It Is and Who Needs One](/) to see if your home requires one.

The certificate itself carries a rating that tells the lender how much risk the walls present. Different ratings lead to different outcomes for your mortgage application. Find out what each option means by reading about the [EWS1 Certificate: What It Covers and Rating Options](/ews1-certificate).

Before anyone writes anything down, a specialist firm inspects the outside of the building. They look at the cladding, the balconies and any attachments fixed to the external walls. The survey determines whether combustible materials are present and whether they sit close enough to windows or escape routes to cause concern.

You do not arrange this yourself. A chartered engineer or a member of a recognised professional body such as RICS or IFE carries out the inspection and records their findings. Read about the [EWS1 Survey: Inspection of Cladding and Balconies](/ews1-survey) to understand what happens on the day.

Not everyone can sign the resulting form. The person must hold specific qualifications in fire safety or construction, typically a chartered status or membership of an institution like the Institution of Fire Engineers. Their credentials matter because lenders rely entirely on their judgement. See who qualifies as an [EWS1 Surveyor: Who Can Sign an External Wall Form](/ews1-surveyor).

Once the inspection finishes, the assessor writes up their findings. This written record becomes the document your solicitor sends to the mortgage company. Learn what goes into the [EWS1 Report: What the Assessor Writes Down](/ews1-report).

The form assigns a rating to your building. An A rating means the walls are unlikely to support a fire spreading. A B rating means combustible materials are present and further work might be needed. Each letter has subcategories that change how a lender views your home.

If your building receives an A1, A2 or A3 rating, most mortgage companies accept the form without asking for extra checks. Read [What Does A3 Rating Mean? A1, A2 and A3 Compared](/ratings/a1-a2-a3-ratings-explained) to see where your home sits.

A B1 or B2 rating causes more problems. B1 means the combustible materials do not pose a significant risk, but some lenders still hesitate. B2 means remedial work is necessary before they will lend. Find out more in [B1 Rating Explained: What B1 and B2 Mean for Flats](/ratings/b1-and-b2-ratings-explained).

Lenders set their own rules about which ratings they accept. Some will proceed with a B1 while others refuse any B rating entirely. Check [Will Lenders Accept EWS1 Form? Mortgage Ratings Guide](/ratings/lender-acceptance) to see how banks respond.

Not every flat requires this paperwork. Buildings under a certain height, or those built with traditional brick and no cladding, often fall outside the scope. But rules shift, and lenders sometimes ask for the form even when guidance says they should not.

If you are unsure whether your home needs checking, read [Do I Need an EWS1 Form? How to Check Your Building](/ratings/do-i-need-an-ews1-form). The page walks through the criteria that determine whether a specialist firm needs to visit.

Government guidance changes periodically. What was required two years ago might no longer apply, or new rules might cover buildings previously exempt. Stay current by reading [Are EWS1 Forms Still Needed? Current Rules for Flats](/ratings/are-ews1-forms-still-needed).

The full assessment follows a set sequence from the first enquiry to the signed form. Understanding that sequence helps you plan around your moving date. Read [EWS1 Assessment: Steps, Checks and Paperwork](/ews1-assessment) to see the timeline.

Specialist firms operate across England and Wales. The process is the same everywhere, but local knowledge matters. A firm familiar with the types of blocks built in your area knows where problems tend to hide.

If your home is in the north west, read about the [EWS1 Survey Manchester: Cladding Checks for Flats](/cities/manchester) or the [EWS1 Survey Liverpool: Cladding and Balcony Checks](/cities/liverpool). For Yorkshire, see the [EWS1 Form Leeds: Cladding Checks for City Flats](/cities/leeds), the [EWS1 Certificate Bradford: Ratings for Flat Sales](/cities/bradford) or the [EWS1 Surveyor Sheffield: Arranging an Assessment](/cities/sheffield).

In the midlands, the [EWS1 Form Birmingham: Who Needs One for a Flat Sale](/cities/birmingham) covers local requirements. Further north, read the [EWS1 Assessment Newcastle: Steps for Leaseholders](/cities/newcastle).

For the capital, see the [EWS1 Survey London: Arranging Checks on Your Block](/cities/london). In the south and east, check the [EWS1 Form Norwich: Checks Before Selling a Flat](/cities/norwich), the [EWS1 Survey Southampton: Checks on Waterside Flats](/cities/southampton) or the [EWS1 Certificate Bristol: Flat Sales and Mortgages](/cities/bristol). For Wales, read the [EWS1 Form Cardiff: Cladding Checks Before a Sale](/cities/cardiff).

A full list of areas is available on the [EWS1 Areas Covered: Cities and Towns for Flats](/cities) page.