EWS1 Forms – What you need to know

Do You Live in a Flat or Apartment? Understand EWS1 forms and Valuations 

If you live in a flat or apartment and require a valuation—whether for Help to Buy, Housing Association purposes, Staircasing, a Mortgage Valuation, or any other reason—it is important that you are aware of a document known as an EWS1 form.

What This Article Covers (and What It Doesn’t) 

The purpose of this article is not to explain what an EWS1 form is in detail, but rather how it may affect your valuation. 

A comprehensive Q&A explaining EWS1 forms has been published by RICS, which we recommend you read to familiarise yourself with the basics. The government has also published a briefing note providing further background and guidance.

How Do EWS1 Forms Affect Property Valuations? 

Most property valuations are only valid for a limited period of time: 

• Typically up to 3 months for Help to Buy, Shared Ownership or Staircasing valuations 
• Often much shorter for mortgage valuations 

If the block in which your flat is situated has anything other than brick or render on the external walls—regardless of the height of the building or number of flats—it is highly likely that an EWS1 form will be required. This form will usually need to be seen by your lender and/or solicitor before a sale, remortgage or staircasing transaction can complete. 

Why Timing Is Critical 

Due to the significant delays often involved in obtaining an EWS1 form, it is strongly recommended that you contact your freeholder or managing agent before instructing your valuation to confirm: 

• Whether an EWS1 form already exists for your block, or 

• Whether one is definitely not required 

If an EWS1 form is needed but not already in place, there is a high risk that your valuation will expire before the document can be provided. 

This is particularly important when selling or remortgaging, as lenders will not proceed without a valid EWS1 form. In these circumstances, the lender’s valuer may issue what is known as a “nil valuation”.
This does not mean that your flat is worthless—but it does mean delays, added  

Update – May 2022 (Important for Help to Buy Clients) 

There appears to have been a change in policy at Target HCA for Help to Buy clients. We are seeking further clarification, but this has proved challenging. 

Current indications suggest that Target may now be requesting ALL flat owners to provide either: 

• A valid EWS1 form, or 
• Written or emailed confirmation from the freeholder or managing agent confirming that an EWS1 form is not required 

This appears to apply regardless of whether surveyors consider an EWS1 form necessary. 

We are therefore strongly recommending that all flat owners contact their managing agents at the earliest opportunity, as this change is likely to cause: 

• Significant delays 
• Potential expiry of valuations before completion 

Please contact us if you believe this update may apply to your situation and require clarification. 

If You’re Unsure Whether an EWS1 Form Is Required 

If you are unsure whether your property requires an EWS1 form, please contact us. We will be happy to talk you through the position and help you understand how it may affect your valuation.