EWS1 Certificate Costs in London: What to Expect

What the EWS1 form actually is

The EWS1 form is an industry-agreed summary sheet that records the outcome of an assessment of a building’s external wall construction. It is not a life-safety certificate and it is not a survey of the whole building — it is a record that a suitably qualified professional has appraised the external walls and reached a stated outcome. The form exists chiefly to give valuers and lenders the information they need to value a flat in a building above a certain height. Because the form merely summarises an appraisal, its cost is driven entirely by the work needed to reach that conclusion, not by the paperwork.

Typical London cost components

As a broad London guide, a desktop or visual external wall appraisal on a lower-rise block with simple, well-documented construction may run from around £1,500 to £4,000. A taller building, or one with several wall types, balconies, render systems or limited records, more commonly sits in the £4,000 to £10,000 range once the assessor has to model the walls and reason carefully about the materials. Where intrusive opening-up is required — physically exposing the build-up at sample points, often with access equipment — the investigation cost can rise well beyond that, particularly on complex or high-rise facades. These are market-typical illustrations rather than quotations; we confirm a fixed fee after establishing the building’s height, wall types and the records available.

What drives the fee up or down

The multipliers are predictable. Height matters, because taller buildings carry a higher evidence burden and harder access. The number and complexity of wall types matters more than floor area — a single, well-recorded system is quick to reason about, while a mix of render, cladding, balconies and infill panels each needs its own assessment. The quality of existing records is decisive: a building with original specifications and as-built drawings can sometimes be appraised without opening up, whereas missing records often force intrusive investigation. Access, scaffolding or cherry-picker hire, and the need for sampling and laboratory analysis all add cost. A building that arrives with good documentation is far cheaper to assess than one where everything must be proven from scratch.

How EWS1 relates to PAS 9980 and FRAEW

An EWS1 records a competent professional's conclusion for lender and valuer use; it is not itself a PAS 9980 appraisal. Where the external-wall evidence requires a FRAEW under PAS 9980, that detailed work may support the EWS1 conclusion and will drive much of the fee. Whether a FRAEW, intrusive opening-up or another evidence route is needed depends on the building and the information already available.

What an A or B outcome means for cost and next steps

The form has five outcomes. A1 means no significant combustible attachments; A2 means an appropriate assessment confirms no attachment works; A3 means attachment works may carry potential costs. With combustible wall materials, B1 means no remedial works are required and B2 means works are required. These are not urgency or occupancy grades, and the lender or valuer decides the effect on a transaction. If works are required, the next costs may include design and cladding remediation project work.

How to commission it well

Three things protect your budget and the result. First, gather the building records before you instruct — specifications, drawings, any previous fire safety reports — because they can remove the need for the most expensive investigation. Second, use an assessor whose qualifications and professional indemnity cover external wall appraisals, since a form completed by someone a lender will not accept is money wasted. Third, treat the appraisal as the start of a route, not an end in itself: if it points to works, the value is in acting on a proportionate plan rather than re-commissioning assessments. Done this way, the EWS1 is a modest cost that unlocks valuation and sets the right scope for anything that follows.

Common questions

Is an EWS1 always required? No. It is requested by lenders for flats in buildings where the external wall construction affects valuation, typically above a certain height. Many lower-rise or simply-constructed buildings do not need one.

How long is an EWS1 valid? An EWS1 is generally treated as valid for five years for the whole building, provided nothing material changes. It covers the building, not an individual flat, so one assessment serves every leaseholder.

Can I get a cheaper one elsewhere? The form is standard; the assessment behind it is not. A low fee can mean a narrower scope or an assessor a lender will not accept — which can cost far more in re-assessment and delay.