Cladding and EWS1 issues still affect the mortgageability of some London flats, but the position is far more workable than at the height of the disruption. Many lenders now take a risk-based approach, an EWS1 form is not always required, and qualifying leaseholders in many buildings are legally protected from remediation costs under the Building Safety Act 2022. The flats that remain genuinely difficult to mortgage are mainly those in higher-risk buildings with unresolved cladding and no clear remediation route. For most affected London flats, the practical question is not whether a mortgage is possible, but which lender to approach and what documentation the building can provide.
This guide aims to provide a practical overview of the current position. It explains what EWS1 and related assessments are, how lenders approach flats with cladding in 2026, what protections exist for leaseholders, and the practical steps to take if you are buying, remortgaging, or selling an affected flat in London. It is written from a mortgage perspective; for legal questions about your lease or building, a conveyancing solicitor or the Leasehold Advisory Service can advise. For an overview of our London mortgage services, visit our London team.
What EWS1 and FRAEW Are
Two assessments come up repeatedly in this area, and they are often confused.
EWS1 (External Wall System form). An EWS1 records the outcome of a fire-safety assessment of a building’s external walls, carried out by a suitably qualified professional. It was introduced in December 2019 by RICS, UK Finance, and the Building Societies Association in response to the Grenfell Tower fire, to help lenders assess buildings with cladding. An EWS1 is not a legal requirement and is not a safety certificate — it is a tool to support lending decisions. Buildings are given a rating, and the rating, rather than simply the existence of a form, is what matters to a lender.
FRAEW (Fire Risk Appraisal of the External Wall). A FRAEW assesses the external wall as part of a building’s wider fire risk assessment. Under fire-safety legislation, the person responsible for a building is required to assess external walls and flat entrance doors as part of the building’s fire risk assessment. A FRAEW is a fire-safety document, whereas an EWS1 is a lending tool. They are related but serve different purposes.
The Current Mortgage Landscape
The lending position on flats with cladding has eased considerably since the initial market freeze, when many affected flats were effectively unmortgageable. Several developments have contributed to this, though the picture remains uneven.
Risk-based lending. Many lenders now take a risk-based view rather than refusing affected buildings outright. Whether a lender requires an EWS1, and how it treats a given rating, varies between lenders and by building. This variation is precisely why the choice of lender matters so much for an affected flat.
The 11-metre position. Following government guidance, an EWS1 form should generally not be required for buildings under 11 metres, and most low-rise blocks do not need one. Lender practice still varies, and a building of any height with specific risk features — such as certain types of combustible cladding — can still trigger requirements, so the individual building’s position should be checked.
Remediation pledges and funding. Where a building is covered by a developer remediation pledge or a government remediation scheme, or where remediation is underway or funded, lenders are generally more willing to lend. RICS valuation guidance also allows valuers to value buildings that are awaiting remediation, which helps. The position is strongest where there is a clear, funded remediation plan.
It is worth being realistic about the other side of this. Flats in higher-risk buildings with significant unresolved cladding and no clear remediation route can still be difficult to mortgage, and may require a specialist lender or take more time. The position has improved, although outcomes still vary significantly between buildings, which is why an accurate picture of a specific building matters more than general headlines.
Building Safety Act 2022 Protections
The Building Safety Act 2022 introduced legal protections for many leaseholders. In broad terms, qualifying leaseholders in qualifying buildings — generally those over 11 metres or at least five storeys — are protected from many of the costs of fixing unsafe cladding, with developers and building owners expected to fund remediation rather than passing the cost to leaseholders. Eligibility depends on specific conditions set out in the Act, including the status of the lease and the building, and is confirmed through landlord and leaseholder certificate procedures. Because eligibility is technical and fact-specific, a conveyancing solicitor or the Leasehold Advisory Service should confirm whether a particular flat and lease qualify. For a mortgage, the existence of these protections, together with evidence of a funded remediation plan, can make a meaningful difference to how a lender views the building.
The RICS Valuation Guidance: 2nd Edition
RICS published a second edition of its guidance on valuing properties in multi-storey, multi-occupancy residential buildings with cladding in May 2026, with an effective date of 1 November 2026. The guidance helps valuers decide when an EWS1 form should be required, based on factors such as building height, the type and amount of cladding, and features like balconies and combustible materials. RICS has indicated that the changes are relatively minor and reflect how the market has moved on since the first edition. RICS is also clear on an important point: the fact that an EWS1 form is not required for a building does not mean that the building will never need remediation. If you are buying or remortgaging an affected flat around this date, it is worth being aware that valuation practice is being updated.
How Long an EWS1 Lasts
An EWS1 form was originally designed to last five years. Under the industry position set out by UK Finance, an EWS1 that is more than five years old can generally continue to be used, provided there are no new fire-safety concerns and the building’s remediation status is confirmed. As with everything in this area, individual lender requirements vary, and a lender may ask for updated information in some cases.
What It Means for London Buyers and Owners
London has a high concentration of mid-rise and high-rise flats, so cladding and EWS1 questions affect more transactions here than in most of the country. The practical implications depend on your situation.
Buying an affected flat. The first step is to establish the building’s status: whether it has an EWS1 and what rating, whether a FRAEW has been carried out, and whether the building is covered by remediation funding or a developer pledge. With that information, a broker can identify lenders whose criteria fit. For more on leasehold flat purchases generally, see fitchandfitch.co.uk/leasehold-mortgage-london.
Remortgaging an affected flat. If you already own an affected flat and your fixed rate is ending, the same building-status questions apply. The improvement in the lending market means more owners can remortgage than could a few years ago, though it still depends on the building. See our remortgage guide.
New build flats. For new build flats, building safety documentation and warranties are part of the picture, and the building’s safety status should be clear from the outset. See our London new build guide.
Practical Steps
Establish the building’s safety status. Ask the freeholder, managing agent, or developer whether the building has an EWS1 form and rating, a FRAEW, and a remediation plan.
Check whether Building Safety Act protections apply. A solicitor or the Leasehold Advisory Service can confirm whether the lease and building qualify, which affects who is responsible for any remediation costs.
Gather the documentation early. Lenders dealing with affected buildings will want the building’s safety and remediation documents, and having these ready helps avoid delay.
Use a broker for affected buildings. Because lender criteria differ so widely on cladding, a whole-of-market broker can match the building’s status to lenders likely to consider it, rather than relying on a single lender’s view.
Why We Wrote This Guide
Fitch & Fitch is an independent, whole-of-market mortgage broker with offices in Canary Wharf, Cambridge, and Colchester. We are an appointed representative of JLM Mortgage Network, authorised and regulated by the Financial Conduct Authority (FCA Registration Numbers 955014 and 300629). You can verify this on the FCA Register at register.fca.org.uk.
Fitch & Fitch has received recognition from independent industry bodies including the Mortgage Strategy Awards, Mortgage Introducer Awards, and Legal & General Mortgage Club Awards. These awards are judged independently and can be verified on the respective awards websites.
We wrote this guide because we believe an informed buyer makes better decisions. Cladding and building safety sit at the intersection of mortgage lending, fire safety, and leasehold law, and many flat owners also take advice from a conveyancing solicitor and the Leasehold Advisory Service. For further information about our London mortgage services, visit our London hub page.
Frequently Asked Questions
Can I get a mortgage on a flat with cladding?
Often, yes. The lending position has improved considerably, and many affected flats are mortgageable, particularly where the building is under 11 metres, is covered by a funded remediation plan, or benefits from Building Safety Act protections. It depends on the specific building and the lender, and flats in higher-risk buildings with unresolved cladding can still be more difficult. A broker can identify which lenders are likely to consider a particular building.
Do I need an EWS1 form to get a mortgage?
Not always. Following government guidance, an EWS1 should generally not be required for buildings under 11 metres, and most low-rise blocks do not need one. For taller buildings or those with specific risk features, a lender may require an EWS1. Whether one is needed depends on the building and the lender.
Can you get a mortgage with a B2 EWS1 rating?
A B2 rating indicates that remediation work is needed. It does not automatically rule out a mortgage. Some lenders will consider buildings with this rating where remediation is funded or underway, or where Building Safety Act protections apply, while others will not. The approach varies, and a specialist lender may be needed. A broker can help identify lenders whose criteria fit the building’s situation.
What is the difference between an EWS1 and a FRAEW?
An EWS1 is a form that records a fire-safety assessment of a building’s external walls and is used to support lending decisions. A FRAEW is a fire risk appraisal of the external wall carried out as part of the building’s wider fire risk assessment. They are related but serve different purposes: an EWS1 is a lending tool, while a FRAEW is a fire-safety document.
Does the Building Safety Act protect me from remediation costs?
It may. Qualifying leaseholders in qualifying buildings, generally those over 11 metres or at least five storeys, are protected from many of the costs of fixing unsafe cladding under the Building Safety Act 2022. Eligibility depends on specific conditions, including the status of your lease and building, so a conveyancing solicitor or the Leasehold Advisory Service should confirm whether the protections apply to your flat.
Can you sell or remortgage a flat with a cladding issue?
For many buildings, yes, and it is more achievable than it was a few years ago, especially where there is a funded remediation plan or Building Safety Act protections apply. Some flats in higher-risk buildings with unresolved cladding remain difficult. The outcome depends on the building’s status, which is why establishing that status early is important.
How long is an EWS1 form valid?
An EWS1 was designed to last five years. The industry position set out by UK Finance is that an EWS1 more than five years old can generally still be used, provided there are no new fire-safety concerns and the building’s remediation status is confirmed. Individual lender requirements vary.
Is it worth buying a flat in London in 2026?
Cladding and EWS1 issues made some flats harder to buy and sell, but the position has improved and many affected flats are mortgageable. Whether a particular flat is worth buying depends on the building’s safety and remediation status, the lease, and your own circumstances. The most useful step is to check the specific building’s position before committing, rather than relying on general headlines about the flat market. This is a personal decision, and a broker can help you understand the mortgage side of it.
Next Steps
If you are buying, remortgaging, or selling a flat in London that may be affected by cladding, a useful first step can be establishing the building’s safety and remediation status and reviewing how lenders are likely to view it. A broker who understands cladding-affected lending can help match the building to suitable lenders and present the case clearly.
For further information about our London mortgage services, visit our London hub page.
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