Risks of buying a flat with an EWS1 A1 rating?

madeupname1

I am currently in the process of purchasing a flat - 4 storeys, brick construction, balcony.  Being new to this I hadn’t really appreciated all of the issues surrounding Grenfell and the EWS1 certification.  The flat I am proposing to buy has the certificate with an A1 rating, but I still want to understand what risks I am potentially taking on.  Both the solicitor and the surveyors have been useless.  They point to the certificate and say ‘that’s it’.

The concerns I have are that the certificate lasts 5 years (there are 4 years left). I assume there is a risk that in 4 years it may be difficult or expensive to get a new certificate. Also it’s possible that for some reason the flat could fail a future test.  I see in a different thread here that one lady had her existing A1 rating downgraded to B.

Does this issue apply to all flats? I am wondering if I should ditch the current flat, which is a purpose built 5 year old flat, and go for a safer Victorian conversion instead? A house is beyond the budget. Thx in advance 

niceguyed

You've already hit the nail on the head with two potential issues. The certificate (currently) will need reissuing for the block which will cost money. Yes, blocks have been subject to downgrading, lots of horror stories online about this. 
In terms of scope, I have read even two story builds (Inc conversions) have been included in the requirements. 
I think even the fire assessors have struggling to get sufficient indemnity cover. What would concern me the most is the potential for future legislation and further goal post moving that heaps more investigation and burden onto leaseholders.   

Owleyes00

I agree with the previous poster, there have been issues with flats of all descriptions out of fear due to the lack of indemnity cover. An example, a friend of mine is in the process of buying a flat in a 3 storey c. 1980s block. No cladding but has a wooden balcony and the lender is requiring investigation into the impacts of this on fire safety regs. Waiting to hear if they need a certificate or can just apply fire retardant but very stressful for all involved.

madeupname1

Thank you both for taking the time to respond I appreciate it. I felt like I was being a bit wet given that the flat has passed inspection with the highest rating, but there is clearly a lot more to consider.

verycleverusername

I've just been browsing the forum looking for an answer for this. I've just seen a flat in a 10-storey building that it says has a EWS1 A1 rating. But I suppose there's a chance the bank might not like the height of the building anyway. Or that something may happen in the next five years where the legislation is changed yet again. Or the freeholders refuse to pay for another form after it expires. We all need a crystal ball to make decisions in this ridiculous climate.

csgohan4

barge pole for me, just because it's A1 on a specific date, won't mean it will be the same 5 years down the line when criteria may change. 

Mr_owl

I thought I'd ask a related question in this thread instead of creating a new one. How do I find out whether a flat I want to buy needs ews1 or if it is exempt. It is a small building around 10 flats in total around 20 years old and has 2 storey + attic, most likely no more than 10-12meters high. I knew about high riser being affected but since then managed to get to people's stories about rejected mortgage offer even though buldings they were buying were small enoguh to be exempt from ews1 form,

niceguyed

It's the lender who will request it, assuming the block has no existing certificate. Buildings aren't exempt per se. Changes in Government advice in January 2020, brought all residential buildings potentially within scope. RiCS issues guidance to valuers proposing there should be a rationale for requesting an EWS1. In practice there's  a mixed bag between lenders and their approach.

Mr_owl

This pretty bad. I have read carefully latest guidance from RICS and I strongly believe that building shouldn't require it. However I am too well aware that cautious lender may want to see the ews1 form before making ana offer.  I wonder how long this crisis gonna last as it surely weighs negatively on flats values. I am worried this could be a potential money pit.

nightingale101

Ask to see the survey report. Flat I'm interested in got B1 rating and has extensive report which I had a read through. This makes me more at ease as an actual intrusive survey was done and lots of engineer recommendations backed by photo evidence etc. Yes regulations can change in the next 5 years and the next time you have to get the certificate done again it could fail due to x, y and z. It's pretty risky. But at the same time I can't afford a period property so do I wait until this is resolved which is God knows when or do I just go ahead with it anyway and take on this high risk. Sigh for me I'm going to go ahead with it. 

GDB2222

Mr_owl said:

This pretty bad. I have read carefully latest guidance from RICS and I strongly believe that building shouldn't require it. However I am too well aware that cautious lender may want to see the ews1 form before making ana offer.  I wonder how long this crisis gonna last as it surely weighs negatively on flats values. I am worried this could be a potential money pit.

If you’re a seller, EWS1 is a nightmare, and you are right that it’s potentially a money pit if your block is unsafe. If you’re a buyer, it’s a Godsend, hopefully protecting you from buying into an unsafe block that’s going to be a money pit to put right.