Costs guide
How Much Does an EWS1 Form Cost?
Updated 23 July 2026
An EWS1 assessment costs roughly £2,000 to £8,000 or more per building in 2026, depending on height and cladding complexity. Individual flat buyers do not normally commission it: the freeholder or managing agent does, and the cost is recovered through the service charge. A completed EWS1 form covers the whole building and is valid for five years, so your first question as a buyer is simply whether a current one exists.
EWS1 costs and key facts (UK, 2026)
| Item | Detail |
|---|---|
| Assessment cost (whole building) | £2,000 to £8,000+, rising with height/complexity |
| Who commissions it | Freeholder / managing agent, not the flat buyer |
| Who ultimately pays | Leaseholders, via the service charge |
| Validity | 5 years from signing |
| When lenders ask | Buildings over 18m, or lower with significant cladding |
| Ratings | A1-A3 / B1 (lendable) vs B2 (remediation needed) |
What an EWS1 is and when a lender wants one
The EWS1 is a fire-safety review of a building's external walls, created after Grenfell so valuers could assess flats in buildings with cladding. Lenders typically request one for buildings over 18 metres (roughly six storeys), and sometimes for lower buildings with significant combustible cladding or balconies.
Since 2023, many lenders will also lend without an EWS1 where the building is covered by a government remediation scheme or a developer commitment, so a missing form is not the automatic mortgage-killer it was in 2021. But for affected buildings, a valid EWS1 with an A-rating remains the smoothest path to a mortgage.
What flat buyers should actually check
- Ask the managing agent, via your solicitor, whether a current EWS1 exists, its rating, and its expiry date; it covers the whole building, not your flat alone.
- A B2 rating means remediation is needed: ask who is paying (developer, government fund, or leaseholders) before you go further.
- Check the service charge accounts for assessment and remediation costs already being recovered from leaseholders.
- Factor in the five-year validity: an EWS1 signed in 2022 needs renewing soon, at the building's expense.
The negotiation angle
An expired or missing EWS1 on an affected building adds weeks to conveyancing and uncertainty to your mortgage, and a B2 rating can add five-figure remediation exposure. Each is a legitimate reason to renegotiate or, for a B2 with no funded remediation route, to walk away. The building's tribunal history and Building Safety Regulator status tell you how contentious the block already is, which is exactly the background worth knowing before you offer.
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Frequently asked questions
How much does an EWS1 form cost?
The assessment costs about £2,000 to £8,000 or more for the whole building in 2026, depending on height and cladding complexity. Spread across leaseholders via the service charge, the per-flat share is usually tens to a few hundred pounds.
Do I need an EWS1 to buy a flat?
Only if your lender asks for one, which typically happens for buildings over 18 metres or those with significant cladding. Many low-rise, cladding-free blocks never need one. Your solicitor should establish early whether the lender will require it.
How long is an EWS1 form valid?
Five years from the date it is signed. A form signed in 2021 or 2022 may be at or near expiry for a 2026 purchase, so check the date, not just the existence, of the form.
What does a B2 rating on an EWS1 mean?
B2 means combustible materials are present and remediation is needed. Lending is difficult until there is a funded remediation plan (developer, government scheme, or leaseholders). Establish who pays before committing; as a buyer you could inherit the liability.
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