External Wall System (EWS1) Reports

The process for determining the requirement for and, the production of, an EWS1 report consists of a number of stages. Not all sites will require the full process as this will depend on the level of information you are able to provide and the construction of the building itself.

Stage 1 – Determining whether you may require an EWS1 survey

An EWS1 is designed to assess whether your building meets the relevant government standards in relation to the risks related to fire and fire spread. The first thing we therefore need to establish is the construction of the building and the materials used.

We will initially ask you to provide any information you may have relating to the building’s current construction (for example any documentation relating to construction materials, EWS cladding, insulation, cavity barriers or fire risk assessments). We appreciate many sites have been changed over time, but this helps provide a starting point for us to assess the needs of the site.

We will then confirm whether we need to attend site to undertake an initial visual inspection. One of our experts, who will be a suitably qualified surveyor or engineer with relevant fire safety training, will attend the site to assess a number of factors and prepare an initial report which will flag, amongst other things,

• What type of materials are present in the façade

• What level of access and intrusive works, if any, would be required

The report is designed to indicate whether an EWS1 would be required for the building (for example, some simple buildings may already be constructed using materials that will automatically ensure they meet the required standards), what type of report will be required (i.e. A or B (see below)), a proposed plan of inspection and any other relevant information needed to so that you are aware of what a survey will consist of.

Stage 2 – Undertaking your EWS1 inspection

Based on the initial report, a full inspection will take place. The inspection is design to ensure that we are able to identify the make-up of relevant materials within the external wall cladding and attachments, including whether fire resisting measures have been installed correctly and so will typically involve –

• External review

• Construction analysis

• Testing of the building fabric

• Invasive works on the EWS (if needed)

• Further detailed review by a senior fire specialist (if needed)

As part of our project management we ensure all relevant specialists are onsite to enable us to access and assess the building. The main focus is always to ensure we have been able to identify the whole make-up of the external wall system and how it has been installed. 

Where we do need to undertake invasive works (for example drilling a hole in a section of wall to identify the full make-up of the EWS), we will always aim to undertake these to the minimum level required to gather the relevant information. We will, of course, make good any such works that may have been carried out.

Our service also includes obtaining the relevant permits and permissions to enable us to carry out the inspection (for example any relevant pavement permits for a motorised lift use).

Our inspections are designed and managed to provide minimal disruption for building owners, residents and the local area.

Stage 3 – Preparation of your EWS1 report

Our specialists will use the information they have gathered on site to produce an EWS1 report for you detailing their findings and any remediation works that may be suitable. The report will also provide a rating for the building, which will differ depending on the materials present.

If the external wall materials are unlikely to support combustion, the EWS1 form will give a rating between A1 – A3. The engineer who signs off the report will be certifying that in their opinion:

• A1 – There are no attachments whose construction includes significant quantities of combustible materials (i.e. materials that are not of limited combustibility or better); 

• A2 – There is an appropriate risk assessment of the attachments confirming that no remedial works are required; or

• A3 – Where neither of the above two options apply, there may be potential costs of remedial works to attachments

If combustible materials are present in an external wall, the EWS1 form will give a rating of either B1 or B2. It should be noted that only engineers with suitable fire safety qualifications are able to undertake assessment on B type buildings. The engineer who signs off the report will be certifying that in their opinion:

• B1 – The fire risk is sufficiently low that no remedial works are required; or

• B2 – They have concluded that an adequate standard of safety is not achieved, and have identified to the client organisation the remedial and interim measures required

Please note this is not a pass/fail position. However, it is likely that an insurer or mortgage provider will not deem a building with an A3 or B2 rating as suitable for their purposes.

Each EWS1 form is valid for 5 years for the whole building

Stage 4 – Remediation

It is important to note that the rating provided by the EWS1 is not a guarantee of life safety. It is designed to assess whether the building as currently constructed meets an appropriate level of risk in relation to fire safety and the safety of residents.

If the building does receive an A3 or B2 rating, remedial works will be suggested in the report that could, upon completion, allow the building to be reassessed at a higher rating.

There is no compulsion to carry out such works, however the building owner then carries the risk that an insurer or finance provider will deem the building too risky to insure or at a lower valuation for a mortgage. 

Ultimately the EWS1 process is designed to deliver assurance for insurers, lenders, valuers, residents, buyers and sellers that the building is safe and so the government has stepped in to assist with the costs of remediation work to ensure these get completed.

We do not undertake such works ourselves as we feel it would undermine the integrity and independence of our reporting. However, we are happy to work with you to find suitable specialists within our wider network who may be able to assist you. Our sole focus is EWS1 reporting and assisting building owners and residents in identifying what their current requirements would be.