RICS publishes updated standard for multi-storey residential buildings with cladding

The new standard, effective from 1 November 2026, sets out when an EWS-1 Form should be requested during the secured valuation of domestic residential properties, including mixed-use blocks of flats in multi-storey, multi-occupancy buildings with cladding.

Developed following consultation with experts including fire safety industry professionals, valuers, insurers and lenders, the standard is designed to support a more consistent and proportionate approach towards valuation. It helps valuers identify buildings where cladding or balcony remediation works may materially affect market value or saleability, while reducing unnecessary delays for those buyers, sellers and homeowners seeking to remortgage.

The standard clarifies that an EWS-1 Form should only be requested where there’s a clear rationale. It sets out proportionate criteria based on building height, visible cladding, curtain wall glazing and certain balcony configurations, including different thresholds for buildings over six storeys, buildings of five or six storeys and also those buildings of four storeys or fewer.

Life safety fire risk assessments

The RICS also emphasises that the EWS-1 Form is intended for valuation and lending purposes only. It’s not a fire safety certificate and does not replace a professional life safety fire risk assessment. The standard advises that buyers and legal advisors should seek the building’s fire risk assessment before purchase.

The updated guidance also recognises the role of PAS 9980 Fire Risk Appraisals of External Walls, confirming that, in some circumstances, an appropriate Executive Summary or summary report from such a fire risk appraisal may be relied upon instead of an EWS-1 Form provided it offers a clear outcome on whether remedial works are required and is signed by a suitably qualified professional.

Nigel Sellars, senior specialist for residential valuation at the RICS, said: “Mortgage valuations must give lenders and borrowers clear and proportionate advice. This updated standard provides practical criteria for when further cladding information is needed, helping to reduce unnecessary EWS-1 Form requests, while ensuring that material risks to value are properly considered.”

*Further information is available online at www.rics.org