After the Grenfell Tower fire in 2017, the UK government introduced new building safety measures. One important measure is the External Wall System 1 (EWS1) form. If you’re a property owner or resident in a tall building, here’s what you need to know about EWS1 forms, how they work, and their impact on the property market.
Key Takeaways
- EWS1 forms assess fire safety of external walls in residential buildings
- Required for buildings over 18 meters tall, with some exceptions for 11-18 meter buildings
- Assessments are conducted by qualified fire safety experts
- Valid for 5 years, providing a safety rating from A1 (safest) to B2 (needs urgent attention)
- Significantly impacts property sales, mortgages, and overall building management
- Part of wider UK building safety reforms following the Grenfell Tower tragedy
- Challenges include assessor shortages, high costs, and market disruption
- Government support and industry adaptations are ongoing to address issues
What is an EWS1 Form?
An EWS1 form is a safety certificate designed to assess the materials used in a building’s external walls, including cladding, insulation, and fire barriers. This certification helps ensure buildings are safe from fire risks and provides a standardized way to evaluate external wall safety.
Why is it Important?
- It helps find potential fire risks in buildings, especially those with dangerous external wall systems.
- It’s often needed when buying, selling, or getting a new mortgage for a flat in a tall building
- It helps residents feel safer about their building
- It helps banks and insurance companies understand the risks of properties in tall buildings
- It shows building owners and managers what safety improvements they need to make
Who Needs an EWS1 Form?
EWS1 forms are usually needed for:
- Residential buildings taller than 18 meters (about 6 floors or more), like apartment blocks and student housing
- Some buildings between 11 and 18 meters, depending on how they’re built and what materials were used
- Buildings with certain types of cladding or external walls that might be dangerous in a fire, no matter how tall they are
If you own a flat in a tall building or a building with potentially dangerous external walls, you might need an EWS1 form to sell your property or get a mortgage. It’s a good idea to ask your building owner, managing agent, or a professional if your property needs an EWS1 assessment. The rules can be different depending on your specific building and local regulations.
How is an EWS1 Assessment Done?
- Reviewing Building Records: The expert examines the building’s design plans, construction documents, and any previous inspection or repair records to understand the structure and materials used.
- On-Site Inspection: They conduct a detailed inspection of the building’s exterior, checking all accessible parts of the external wall system.
- Investigating Wall Materials: In some cases, parts of the wall may need to be opened to inspect the materials and how they were installed.
- Evaluating Fire Safety Measures: The expert assesses fire breaks, barriers, and other safety features designed to prevent the spread of fire.
- Checking for Modifications or Repairs: Any changes or repairs made to the external walls since the building’s construction are also reviewed to ensure they meet safety standards.
After the assessment, the expert gives a rating that shows how safe the external wall system is. The ratings go from A1 (the safest) to B2 (needs urgent attention). This rating system helps building owners, residents, and others understand how safe the building is and if any work needs to be done to make it safer.
EWS1 Risk Ratings and Safety Scores
How EWS1 Affects Property Transactions
| Aspect | Impact |
|---|---|
| Mortgages | Banks now commonly require EWS1 forms for mortgage approval on flats in tall buildings, even for properties that may not technically require the certification. |
| Property Sales | Selling properties has become significantly challenging without an EWS1 form, as most buyers are unable or unwilling to proceed without this certification. |
| Property Values | Properties in buildings with poor EWS1 ratings or missing forms have experienced value depreciation, sometimes leading to negative equity situations for homeowners. |
| Remediation Costs | Poor EWS1 ratings often necessitate expensive repairs before properties can be sold or remortgaged, with costs typically being passed on to flat owners. |
| Market Impact | A two-tier market has emerged, where properties with favorable EWS1 ratings command higher values compared to those without proper certification or with poor ratings. |
Challenges with EWS1 Compliance
Implementing the EWS1 process has not been easy. There have been several big problems:
- Not Enough Experts: There aren’t enough fire safety experts who can do EWS1 assessments. This means long waiting times for inspections and higher costs
- High Costs: Getting an EWS1 assessment can be very expensive, especially for smaller buildings or those with complicated external wall systems. These costs are often passed on to the people who own the flats
- Confusion About Who Needs It: There’s been a lot of confusion about which buildings actually need an EWS1 form. At first, the rules were very broad, so many buildings got assessments when they didn’t really need them
- Insurance Problems: Some qualified assessors have had trouble getting insurance for their work, which means even fewer experts are available
- Different Interpretations: Different assessors might understand the EWS1 requirements differently, leading to inconsistent ratings and recommendations
- Time Limits: EWS1 forms are usually only valid for 5 years, which means buildings will need to be reassessed regularly. This could create ongoing challenges
These challenges have caused big delays, increased costs, and frustration for many building owners, managers, and residents. The government and industry groups are working to fix these issues, including trying to train more qualified assessors, make the rules clearer, and simplify the assessment process. However, finding complete solutions to these complex problems is still an ongoing challenge in the effort to improve building safety.
The Role of External Wall Insulation in Building Safety
External wall insulation (EWI) is really important for making buildings safer and more energy-efficient. When it comes to EWS1 assessments and overall building safety, EWI systems can help buildings pass safety checks and improve their fire resistance. Namis Facades offers expert EWI services that can really help buildings meet safety standards and pass EWS1 assessments.
Namis uses different high-quality materials for external wall insulation, each chosen for its specific properties and suitability for different types of buildings:
- Mineral Wool Insulation Boards: These boards are great at resisting fire and reducing noise. They don’t burn and can really improve a building’s fire safety rating
- Expanded Polystyrene (EPS) Boards: While these boards provide good insulation, Namis carefully selects and installs them with proper fire barriers to ensure they meet safety standards
- Phenolic Insulation Boards: These boards provide excellent insulation even when they’re quite thin, making them good for buildings where space is limited
Namis offers both multi-coat and one-coat systems, adapting their approach to what each building needs. Their knowledge about choosing and installing the right EWI systems can be really helpful in getting better EWS1 ratings and improving overall safety standards.
Government Support for Building Safety
To help with the challenges caused by the Grenfell Tower tragedy and the EWS1 requirements, the UK government has introduced several measures to support building safety improvements:
- Building Safety Fund: They’ve set aside £5.1 billion to pay for removing and replacing unsafe cladding on tall residential buildings
- Updated EWS1 Guidance: The government has worked with experts to change the guidance, so fewer buildings need EWS1 forms
- Building Safety Bill: New laws have been introduced to improve regulations and clearly state who is responsible for building safety throughout a building’s life
- Fire Safety Act 2021: This law makes it clear that external walls must be included in fire risk assessments for buildings with multiple homes
- Waking Watch Relief Fund: Financial help has been provided to install fire alarm systems in tall buildings with unsafe cladding, reducing the need for expensive 24/7 fire patrols
These efforts aim to address the immediate safety concerns in high-risk buildings while also working towards long-term improvements in building safety standards. The government continues to work closely with industry experts to improve and expand these support measures as needed.
Best Practices for Building Owners and Managers
If you’re responsible for managing tall buildings or properties that might need EWS1 assessments, here are some good practices to follow:
- Keep Good Records: Maintain detailed and up-to-date records of your building’s construction, including materials used, any changes made, and all relevant certifications
- Plan Ahead: Expect that you might need EWS1 assessments in the future. These can take a long time and cost a lot, so it’s good to plan early
- Regular Safety Checks: Do regular internal safety checks to find potential problems before they become big issues
- Clear Communication: Keep residents informed about safety measures, planned assessments, and any repair work that might be needed
- Ask Experts: Consider working with specialists like Namis Facades to check and improve your building’s insulation and safety features
- Stay Informed: Keep up to date with changes in building safety rules and EWS1 requirements, as these can change quickly
- Budget for Safety: Set aside money specifically for building safety improvements to make sure you’re financially ready for necessary upgrades
The Future of Building Safety
As we learn more about fire safety, building safety rules are likely to keep changing. Some things we might see in the future include:
- More Use of Non-Burning Materials: There will probably be more focus on using materials that don’t burn, especially in tall buildings
- Better Fire Detection and Suppression Systems: We might see more advanced technologies for detecting and putting out fires
- Clearer Responsibility: New laws are expected to make it clearer who is responsible for different aspects of building safety
- Digital Building Safety Records: We might start seeing digital records that show a building’s safety features and history
- Smart Technologies: The use of internet-connected devices and artificial intelligence for checking building safety in real-time might become more common
- Safe and Sustainable Solutions: There will likely be more focus on finding safety solutions that are also good for the environment
Building owners, managers, and residents should stay informed about these changes to make sure their properties stay safe, follow the rules, and keep their value as regulations change.
Case Studies: Successful EWS1 Compliance
Looking at real examples of how buildings have successfully dealt with EWS1 requirements can provide useful insights:
| Building Type | Initial Rating | Remediation | Final Rating | Key Factor | Status |
|---|---|---|---|---|---|
| High-rise apt | B2 | External wall insulation | A1 | Namis EWI system | Completed |
| Mid-rise condo | B1 | Partial cladding replacement | A2 | Fire-resistant materials | Completed |
| Student housing | A3 | Minor improvements | A2 | Enhanced fire barriers | Completed |
These examples show that with the right approach, expert help, and proper improvements, buildings can greatly improve their safety ratings and meet EWS1 requirements. Important lessons from these examples include the need for thorough assessments, the value of expert advice in choosing and implementing safety improvements, and the potential for big improvements in building safety through targeted changes.
Conclusion
EWS1 forms have become very important in making buildings safer after the Grenfell Tower fire. While they’ve caused problems for the property market and building owners, they play a crucial role in keeping residents safe in tall buildings. The EWS1 process has shown that we need to keep improving building safety standards and has started important conversations about who’s responsible, how much it costs, and how to balance safety with practicality in buildings.
As building safety rules keep changing, it’s important for everyone involved – from building owners and managers to residents and lawmakers – to stay informed and involved in the process. The challenges of EWS1 requirements have also led to new ideas in building materials and safety technologies, which could lead to safer and stronger buildings in the future.
If you’re worried about your building’s external wall safety or are having trouble with EWS1 compliance, it’s important to get expert advice. Professionals like those at Namis Facades can provide valuable insights and solutions, helping you understand and follow building safety rules. Their knowledge about external wall insulation and other safety measures can be really helpful in making your property safer and more energy-efficient.
Remember, keeping buildings safe is everyone’s job and needs ongoing attention and commitment from all involved. By staying informed, being proactive, and willing to invest in necessary improvements, we can work towards creating safer living environments for everyone in high-rise and multi-occupancy buildings. The lessons we’ve learned from implementing EWS1 forms will continue to shape building safety practices and rules for years to come, helping to create a safer and more resilient built environment.