Leasehold
Why is an EWS1 form not a substitute for the condition ratings inside the flat?
An EWS1 is a form about the external wall of a block, used by many lenders when they decide whether to lend. It is not a RICS condition rating of the flat, and a Level 2 or Level 3 of one flat does not produce it. The Level 3 description says the surveyor does not inspect external wall systems of flats.
Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.
What is the fuller explanation?
GOV.UK publishes guidance on building-safety leaseholder protections. That guidance is about who pays for certain building-safety work. It is not a survey of your kitchen ceiling. You can have a clear EWS1 and a leaking roof, or a missing EWS1 and a perfectly ordinary flat the lender still will not mortgage. Ask the lender whether they want an EWS1 for this block. Ask the surveyor what they could see of the outside of the building and what they did not inspect.
Do not tell a seller the flat is a rating 3 because an EWS1 is missing. Do not ignore a rating 3 on the inside because an EWS1 is present. They answer different questions. Your solicitor asks who holds any EWS1 and whether it covers this building. The form can be outdated or limited. Read the date and the scope.
What should you ask your surveyor?
- Did you inspect the external wall system, or are you saying you did not?
- What condition ratings inside the flat stand whether or not an EWS1 exists?
- What should the solicitor ask the managing agent about the external wall?
What are the typical next steps?
- Ask the lender, early, whether this block needs an EWS1.
- Read any form for the block name, the date and the scope.
- Keep the flat’s condition report even if the wall form is acceptable.
Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.
Also asked about this
Does every block need an EWS1?
No. Lenders set their own criteria. Ask the lender you are using. The survey cannot invent a requirement the lender does not have.
Can the surveyor sign an EWS1 on the day of the inspection?
No. It is a separate process with its own competence rules. Do not expect it as an extra page of a home survey.