Doulton Bridging Finance
Guides — EWS1 and New Build Flats

EWS1 and New Build Flat Mortgages 2026 — When You Need It and What to Do

EWS1 guide 2026 — what EWS1 is, when it is required for a new build flat mortgage, which lenders need it, what to do if it is not available. Doulton Bridging Finance.

EWS1 (External Wall System assessment form EWS1) is a certificate confirming that a building's external wall construction is safe. Most lenders require EWS1 before they will mortgage flats in buildings over 11 metres high. For new build buyers, the developer is responsible for providing EWS1. Without it, most mainstream lenders will not proceed. This guide explains when EWS1 is required, how it affects your lender choice, and what to do if the developer cannot provide one.

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11 metres
Height threshold — EWS1 required by most lenders for buildings above this
Developer
Developer's responsibility to provide EWS1 for new build flats
Specialist lenders
Some specialist lenders will proceed without EWS1 in certain circumstances
RICS
EWS1 is a RICS-format form completed by a qualified assessor
GUIDES — EWS1 AND NEW BUILD FLATS

What EWS1 is and why it was introduced

Following the Grenfell Tower fire (June 2017), government and industry commissioned a review of external wall systems on residential buildings. The EWS1 form was introduced in December 2019 by RICS, MHCLG, UK Finance, and lenders to provide a consistent standard for assessing external wall safety. The form is completed by a qualified fire engineer or façade specialist (not the building owner). It confirms whether the external wall system is safe or requires remediation. For buildings where EWS1 confirms the wall system is safe (category A1/A2), lenders proceed normally.

New build flat developers and EWS1

For new build flats, the developer should provide EWS1 as part of the sale package for buildings over 11 metres. A responsible developer on a new build development will have EWS1 in place before marketing. Where the developer cannot provide EWS1 (because the assessment is delayed, incomplete, or reveals issues requiring remediation), the buyer's mortgage options are severely restricted. DBF always checks EWS1 status at the earliest stage of a new build flat enquiry.

What to do if EWS1 is not available

Options where EWS1 is not available: (1) Specialist lenders — a small number of specialist mortgage lenders will consider new build flat cases without EWS1 in specific circumstances, typically at lower LTV (65%–70%) with a larger deposit. DBF identifies which specialist lenders are currently flexible. (2) Wait — if the developer is actively pursuing EWS1 with a confirmed completion date, it may be worth waiting for the assessment to complete before applying. (3) Choose a different property — in rare cases where EWS1 cannot be obtained, the purchase may not be viable with a mortgage, and the only options are cash purchase or a different property.

EWS1 Requirement by Building Height and Lender Type August 2026

Building heightEWS1 requirementLender availability without EWS1
Under 11 metres (typically 3–4 storeys)Not required by most lendersAll mainstream and specialist lenders typically proceed without EWS1
11–18 metres (4–6 storeys)Required by most mainstream lendersSpecialist lenders may proceed without EWS1 in specific circumstances
Over 18 metres (6+ storeys)Required by virtually all lendersVery limited — specialist lenders only. DBF identifies case-by-case.
New build (developer provides EWS1)Developer supplies as standard for buildings over 11mFull lender panel where EWS1 is confirmed

Worked example

New build apartment block, 15 floors, Manchester. EWS1 status: under assessment.

  • Buyer: 20% deposit. Wants to purchase 2-bed flat, £320,000.
  • Mainstream lenders (Halifax, Barclays, NatWest): will not proceed without confirmed EWS1.
  • DBF approach:
  • 1. Contact developer — confirm EWS1 assessment timeline. Developer: "EWS1 expected in 6 weeks."
  • 2. DBF: requests developer confirmation letter with timeline.
  • 3. DBF: identifies 2 specialist lenders who will issue mortgage offer subject to EWS1 confirmation before completion.
  • 4. Application: submitted to specialist lender. Offer issued — condition: EWS1 confirmed before drawdown.
  • 5. Week 7: Developer provides EWS1 (A2 rating — external wall safe without remediation).
  • 6. Condition lifted. Mortgage proceeds normally. Completion on schedule.
The Process

How it works

01

Tell us about your purchase

Share the property details, development, scheme type (Rate Reducer, MGS, shared ownership), and your deposit. We assess your situation same working day.

02

Lender search and scheme check

We identify which lenders accept your income type, development, and property classification — including Rate Reducer and MGS eligibility where relevant.

03

Application and valuation

We manage the full application, coordinate the RICS valuation, and liaise with the developer on build schedule and offer validity.

04

Mortgage offer and completion

Once the offer is issued, we monitor build progress, manage any extensions needed for off-plan delays, and coordinate completion.

FAQs

Frequently asked questions

What is an EWS1 form?

External Wall System assessment form EWS1 — a standardised RICS form confirming whether a building's external wall system is safe. Introduced in December 2019 following the Grenfell Tower fire. Completed by a qualified fire engineer or façade specialist.

Do I need EWS1 for a new build flat?

If the building is over 11 metres high, most lenders require EWS1. For new build flats, the developer should provide it. DBF confirms EWS1 status for your specific development at the first enquiry stage.

What happens if the developer cannot provide EWS1?

Most mainstream lenders will not proceed without EWS1. A small number of specialist lenders will consider the case at lower LTV (65%–70%). Alternatively, waiting for the developer to obtain EWS1 or choosing a different property may be the appropriate course of action. DBF advises on the options for your specific situation.

Is EWS1 required for every new build flat?

Only for buildings over approximately 11 metres (roughly 4 storeys and above). Low-rise new build flats (under 4 storeys) do not require EWS1 from most lenders. DBF confirms the height threshold for your specific building.

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