The Grenfell Tower fire emphasised the critical need for proper assessment and repair of external wall systems. Now more than ever, property owners and managers must be aware of their building’s EWS (External Wall System) and ensure timely repairs. This requires completing an EWS1 form. This guide explains the EWS1 form, its importance, and how to complete it.
What is an External Wall System?
An External Wall System (EWS) is a cladding system used to cover a building’s exterior walls, often improving aesthetics and thermal performance. EWS components include panels made from materials like metal, plastic, or timber, attached using metal brackets or studs.
Cladding is a significant component of EWS, typically made from materials like aluminium, steel, or composites, available in various colours and finishes. However, cladding can be combustible and may accelerate fire spread, making it essential to ensure it is made from non-combustible materials and properly documented on an EWS1 form.
What is Facade Cladding?
Facade cladding covers a building’s exterior to enhance appearance and thermal performance. If combustible, it poses a fire risk and must be noted on the EWS1 form.
What is the EWS1 Form?
Introduced by the Royal Institution for Chartered Surveyors (RICS) in December 2019, the EWS1 form ensures UK buildings are safe from fire hazards. It assesses the condition of a building’s EWS, helping to identify potential risks such as fire, water ingress, weather damage, vibration, and defects.
Though not mandatory, the EWS1 form is highly recommended for property owners and managers to ensure building safety.
Does Your Building Need an EWS1 Form?
- Your building may need an EWS1 form if it has cladding panels, window frames, doors, or metal brackets and studs. New rules as of April 2021 help determine if an EWS1 form is required:
- Buildings over 18 metres, unless the building was signed-off under The Building (Amendment) Regulations 2018.
- Buildings over 6 storeys with: (1) cladding or curtain wall glazing; or (2) vertically stacked balconies made from or connected by combustible materials (such as timber).
- Building of 5 or 6 storeys with: (1) a “significant amount of cladding” (ie. approximately one-quarter of the entire elevation); or (2) panels made from Aluminium Composite Material (ACM), Metal Composite Material (MCM) or High Pressure Laminate (HPL); or (3) vertically stacked balconies made from or connected by combustible materials (such as timber).
- Buildings of 4 storeys or fewer with panels made from ACM, MCM or HPL. Where metal cladding is present, written confirmation should be obtained from the building owner (or managing agent) that panels made from ACM, MCM or HPL have not been used.
For uncertainty, consult a local RICS surveyor or property management company.
What if My Building Doesn’t Require an EWS1 Form?
Even without an EWS1 form requirement, ensure your building meets all fire safety regulations. Under the Fire Safety Order (FSO), the "Responsible Person" must have a fire safety plan, including regular drills and evacuation procedures.
Benefits of the EWS1 Form
The EWS1 form allows property owners to benchmark their buildings against safety standards, identify fire hazards, and plan repairs. Benefits include:
- Enhanced occupant safety by identifying potential risks.
- Free to use for both commercial and residential buildings.
- Clear pathway for identifying and repairing fire hazards.
Problems with the EWS1 Form
A significant issue is the shortage of registered fire engineers required to sign off on the EWS1 form. This can delay obtaining the form and, consequently, property transactions. Despite these challenges, using the EWS1 form is crucial for ensuring occupant safety. It should be complemented with other assessments, such as a Fire Risk Assessment.
Obtaining Your EWS1 Form:
Working with a Property Manager
Property owners or managers can appoint a certified fire engineer to carry out the survey and address potential risks.
Completing the Form
The EWS1 form consists of three sections:
- Section A: Details about the property and its EWS.
- Section B: Assessment of the EWS condition, including compliance, fire or water damage, and defects.
- Section C: Action plan for addressing identified risks, including repair timelines and costs.
After completion, submit the form to the local fire authority for review and possible further assessment.
