The Royal Institution of Chartered Surveyors (RICS) has published the second edition of its UK professional standard on the secured lending valuation of properties in multi-storey, multi-occupancy residential buildings with cladding.
The updated guidance is intended for RICS members and regulated firms carrying out valuations for secured lending, including mortgage valuations on residential and mixed-use buildings containing flats.
The standard, which comes into effect on 1 November 2026, sets out when an EWS1 form should be requested during the valuation process for domestic residential property in multi-storey, multi-occupancy buildings with cladding.
It follows consultation with fire safety professionals, valuers, insurers and lenders, and is intended to support a more consistent approach to assessing valuation risk linked to external wall systems.
Under the revised framework, an EWS1 form should only be requested where there is a defined reason to do so. The standard sets out criteria based on building height and construction features, including visible cladding, curtain wall systems and certain balcony designs. It also differentiates between buildings over six storeys, those of five to six storeys, and those of four storeys or fewer.
RICS states that the aim is to reduce unnecessary requests for EWS1 forms in cases where they are not required for valuation purposes, while still identifying properties where external wall issues may affect value or marketability.
The guidance also reiterates that the EWS1 form is intended solely for valuation and lending purposes. It is not a fire safety certificate and does not replace a formal fire risk assessment. Buyers and legal advisers are advised to review the building’s fire risk assessment as part of the purchase process.
The updated standard also references PAS 9980 fire risk appraisals of external walls. It confirms that, in certain cases, a fire risk appraisal summary or executive summary may be used in place of an EWS1 form, provided it clearly states whether remedial works are required and has been completed by a suitably qualified professional.
RICS senior specialist for residential valuation, Nigel Sellars, 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 EWS1 requests while ensuring that material risks to value are properly considered.”
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