EWS1 in 3 storey block of 20 flats

Herbalus

Management company of the freeholders have just written with an update on the post-Grenfell situation regarding cladding which has been much publicised. Some tests have been carried out on the building which report that some materials have failed the test and an A level EWS1 certificate can’t be issued without further survey and possibly remedial works. I am not hugely concerned as most of the building is actually render and there is very little cladding on it, most of which is actually just a timber overlay, so it seems a technical exercise as opposed to massively changing fire safety here.

However, the 2009 block of flats is only 3 storeys high so I remain unconvinced that it’s actually technically necessary to complete an EWS1 form. I know the guidance from January 2020 brought buildings under 18m into scope, but the RICS guidance on their website suggests that small residential blocks are unlikely to require this certification process unless they have factors that mean easy escape is difficult e.g. a care home where residents are not too mobile. The actual EWS1 form states it’s for buildings over 18m tall “or if there are specific reasons” for it, but there’s no examples of specific reasons.

My main question is around mortgageability of low-rise flats without this EWS1 form - are there lenders willing to lend on these properties if they don’t technically appear (to my non-expert mind) to be required? I am in the process of listing the flat for sale but if buyers or their lenders enquire about EWS1 certificates and I cannot produce one, there seems little point in listing until it’s resolved.

I've got no issues with the management company wanting to get an EWS1 certificate to calm some lenders nerves about it, but is this a step for caution or is it actually required by all lenders?

[Deleted User]

Lenders will leave it up to surveyors comments and it comes down to opinions on the day.  
I would expect a 3 storey with obvious cladding to be marked for ews1 but ive just had a case where 2 lenders asked for it and the 3rd went straight through.  The lender it went through with has requested ews1 on other cases recently so there is no hard and fast rule.

Ive had more properties of 3 floors and above flagged for ews1 than have gone straight through 

GDB2222

Can you tell just by looking? Some buildings have insulation with a render coat on top. 

Presumably, the building managers have to cover their backsides over the fire risk, and the leaseholders will just have to cough up whatever it costs. On the other hand, you may be fortunate that they are being proactive about this. 

Whilst I am admittedly a cautious person, I would not buy a flat without a clean EWS1 certificate, unless perhaps at a massive discount. 

annetheman

You cannot tell by looking. If you have balconies anywhere on the building with anything other than cement or aluminium only floors, expect EWS1 to be requested.
Also, there are things you can't see - a Twitter follower lives in a 3 storey block where leaseholders have been given section 20s to pay £20-30,000 each because there are missing cavity barriers around the windows and combustible insulation, though no cladding of any kind (100% brick external walls), no balconies. 

Government regulations have been inadequate for decades and 9/10 blocks "fail" EWS1 surveys. I would be surprised if the further survey doesn't bring up something that lowers the EWS1 rating, I'm afraid to say. But I wish you the best...!

I'm on the other side, buying a flat - and I will pull out of the sale if the building doesn't get an A1 or A2. Building completed late last year so it might do but who knows. Your buyer might feel the same way - otherwise it'll just be our problem to pay for.

Edit to add: where I'm buying also "looks safe", brick with no cladding and less than 6 storeys so shouldn't need EWS1 -- unfortunately you just never know!

Lisa142

Deleted_User said:

Lenders will leave it up to surveyors comments and it comes down to opinions on the day.  
I would expect a 3 storey with obvious cladding to be marked for ews1 but ive just had a case where 2 lenders asked for it and the 3rd went straight through.  The lender it went through with has requested ews1 on other cases recently so there is no hard and fast rule.

Ive had more properties of 3 floors and above flagged for ews1 than have gone straight through 

Do you mind me asking which lender it went straight through with?