Understanding Fire Safety Certificates and EWS1 Forms: Which Residential Properties Need Them?

In the wake of increased awareness of fire safety, particularly following high-profile incidents like the Grenfell Tower fire, understanding fire safety certificates and EWS1 forms has become essential for homeowners, property managers, and lenders alike. Here’s a closer look at what these documents are and which residential properties require them.

What is a Fire Safety Certificate?

A fire safety certificate is an official document that signifies that a building complies with the relevant fire safety regulations. It confirms that appropriate measures have been taken to ensure the safety of occupants in case of a fire. This may include:

– Installation of fire alarms and smoke detectors

– Clearly marked emergency exits

– Fire doors and other passive fire protection measures

– Regular fire safety training and drills for staff in commercial settings

While fire safety certificates are often required for commercial properties, residential buildings with multiple occupancy or complex layouts may also need them.

What is an EWS1 Form?

The EWS1 form (External Wall System form) is a specific form used in the UK to assess the safety of the external wall systems of residential buildings. It was introduced to address safety concerns related to cladding and external fire spread, particularly in high-rise buildings.

The EWS1 form provides confirmation regarding the materials and construction of the external walls and states whether they meet safety standards. This form became vital for property owners looking to sell or refinance their homes, as mortgage lenders began requiring it to assess risk.

Which Residential Properties Need Them?

Fire Safety Certificate:

– Blocks of Flats: Any residential block with multiple units, particularly those with shared exits and communal areas.

– Care Homes and Sheltered Housing: These properties often require enhanced fire safety measures due to the vulnerability of residents.

– Certain Large Developments: Some larger residential developments may necessitate a fire safety certificate based on their design and occupancy.

EWS1 Form:

– High-Rise Buildings: Residential buildings over 18 meters in height typically require an EWS1 form. If the building has cladding or complex external wall systems, the EWS1 assessment is critical.

– Buildings with Fire Safety Concerns: Even if a building is under 18 meters, if there have been past concerns or reports regarding fire safety or cladding, an EWS1 form may be needed.

– Properties in Scope for Mortgage Lending: Many mortgage lenders require an EWS1 form for any high-rise residential property as part of their risk assessment.

Conclusion

In a climate where fire safety is a top priority, understanding the significance of fire safety certificates and EWS1 forms is crucial for residents and property owners. If your residential property falls within the categories mentioned above, as a property managers it’s essential to ensure you have the necessary documentation to protect your occupants and facilitate smooth property transactions. Property managers should always consult with fire safety professionals or legal advisors to ensure compliance and safety in their property management practices.

If you are looking for a first rate conveyancing service why not give one of Alexander JLO’s specialist property lawyers a call on 020 7537 7000 or email quote@london-law.co.uk for a free, no-obligation quotation? Come and see what we can do for you.

This blog was prepared by Alexander JLO’s property partner Matt Johnson on the 19th May  2025 and is correct at the date of publication. Matt has many years of experience of dealing with property work and specialises in new build and shared ownership properties.  His profile on the independent Review Solicitor website and be found Here