Tayross Associates Chartered Building Surveyors | Party Wall Rates London | Party Wall Surveyor West London | Building/Structural RICS Survey London

Why Earlier EWS1 Forms May Now Be Invalid — And How Tayross Helped Set Things Right

Wednesday 2nd July 2025

In the wake of the Building Safety Act 2022 and the introduction of PAS 9980:2022, the landscape of fire risk appraisal for external wall systems has fundamentally shifted. What was once considered a valid EWS1 form under earlier guidance may now fall far short of current standards — with potentially serious consequences for safety and compliance.

At Tayross, we recently encountered a striking example of this during an inspection of a five-storey residential building. The property had previously been issued an EWS1 Option B form, suggesting that the external wall construction did not require intrusive investigation and presented no undue fire safety risk. However, upon closer inspection, it became clear this assessment was not only outdated — it was dangerously misleading.

The Changing Standards: PAS 9980 and the Building Safety Act 2022
The EWS1 process, originally introduced to support mortgage lending, is now just one part of a wider fire safety regime. With the publication of PAS 9980:2022, fire engineers are required to carry out a much more detailed, evidence-led approach to risk appraisal and mitigation.

Combined with the Building Safety Act 2022, which now places a 30-year retrospective liability on developers for defective construction, the implications are far-reaching. It’s no longer enough to rely on legacy documentation. Validating the true fire risk of external wall systems requires full compliance with current best practice — and in many cases, revisiting buildings previously deemed “safe.”

What We Found: A Case of False Reassurance
At this particular site, the previously issued EWS1 Option B form gave stakeholders a false sense of security. However, when Tayross was appointed to carry out a FRAEW (Fire Risk Appraisal of External Walls) inspection, our team identified:

• Incorrectly installed insulation within the cavity
• Inadequate or missing fire barriers, particularly at compartment junctions and floor slabs
• Poor compliance with the Approved Documents B of the Building Regulations
• A lack of supporting evidence or photographic records in the original report

In short, the earlier EWS1 assessment failed to identify serious latent fire risks — risks that would likely render the building non-compliant under today’s standards.

The Tayross Approach: Honest Assessment, Practical Solutions
Rather than merely flag the deficiencies and walk away, we worked proactively with the property stakeholders. Our process included:

1. Carrying out a compliant FRAEW inspection to PAS 9980:2022 standards
2. Engaging a fire engineer to validate the external wall system’s materials, installation, and performance
3. Coordinating with contractors and the client team to implement rectification works — including reinstallation of fire barriers and upgrades to insulation
4. Reassessing the building once remediation was complete, ultimately allowing for the issue of a new, valid EWS1 form that met all current guidance

A Word of Caution to Developers and Managing Agents
This project highlights a growing concern: legacy EWS1 forms, particularly Option B assessments without full intrusive inspection, may no longer be considered valid — especially if based on incomplete or outdated evidence.

In light of the Building Safety Act 2022, failing to revisit those assessments could expose duty holders to civil liability, enforcement action, and, most seriously, risk to life.

The Takeaway
Tayross is committed to helping clients navigate the complexities of modern building safety. Our experience shows that even buildings previously “signed off” may contain hidden defects — and that professional diligence, up-to-date knowledge, and a willingness to act are essential to delivering safe, compliant outcomes.

If you’re unsure whether your EWS1 form or FRAEW assessment still holds weight, we’d be happy to advise. When it comes to fire safety, assumptions can be dangerous — and only a comprehensive, current assessment can provide peace of mind.