Recent changes in regulations mean that all building owners must review their approach to building safety.
In 2022, the British Standards Institute (BSI) introduced PAS 9980:2022, which provides a systematic methodology for fire risk appraisal in multi-storey buildings, where an external wall may pose a fire risk.
This evaluation produces a fire risk appraisal of the external wall (FRAEW) that determines if any remediation work is required. The evaluation tells us if we need to introduce any interim safety measures to ensure the safety of residents, before we remediate. These measures may include evacuation managers (known as waking watch) or the installation of temporary fire alarms.
We are pleased to confirm that where remediation work is needed, we will not be recharging residents for the cost of building safety works related to the external walls in their building or for work to balconies, where the balcony has been deemed to pose a risk of a fire spreading.
Is the PAS9980 the same as an EWS1
The PAS9980 is not the same as an EWS1. The PAS9980 produces an FRAEW, which evaluates the risk to resident safety, in a building whereby the external wall may pose a fire risk.
The EWS1 is an assessment of the materials within an external wall that reassures lenders and valuers that a building is safe. The EWS1 assessment follows the PAS9980 guidelines, and an EWS1 certificate is issued following the completion of an FRAEW.
The EWS1 process explained
To issue an EWS1, we engage with a fire engineer to complete a FRAEW, which evaluates the external wall and determines if any remediation is required. If a building has had an EWS1 issued in the past but does not meet the current Royal Institute of Chartered Surveyors (RICS) criteria for an EWS1, we will obtain a statement from the fire engineer to support this. This statement can be used with lenders.
Currently, the EWS1 assessment process is taking about six months.
We have a large portfolio of buildings requiring remediation and we are reviewing our longer-term programme. This means that it is taking time to allocate a project manager to any newly identified buildings.
What to do if you want to buy sell or staircase
We understand that the EWS1 form can be important for those who are buying, selling or staircasing.
We can issue a letter of comfort for your building which confirms that if remediation work is required, Notting Hill Genesis will not be recharging you for the costs of building safety work related to the external walls or for work to balconies, where the balcony has been deemed to pose a fire risk of a fire spreading.
For buildings that are over 11 meters or 5 stories, we can further support leaseholders by providing a Landlord’s Certificate. To request the Landlord’s Certificate, you should send us a completed Leaseholders Deed of Certificate to confirm you have a qualifying lease. To request this, you can follow the instructions on the government’s dedicated webpage, download and complete the Leaseholder Deed of Certificate and send the completed form to your property manager.
For more information on the Landlord Certificate, have a look at the government’s FAQs.
Where the lender, buyer or their representatives have further queries, we can liaise with them directly to support your transaction. In the first instance, please send the query to your property manager. Please also provide your full address, the lender/lender’s representative details as well as a copy of the query.
If your building has an existing EWS1 form, you can get a copy of it by speaking to your local officer.
Update on EWS1 forms issued by Tri Fire
In early 2025 we were alerted to issues around lenders rejecting EWS1 forms completed by fire safety consultants, Tri Fire, due to the actions of their company director, Adam Kiziak. He was later expelled from the Institute of Fire Engineers (IFE) following investigation.
We are working with our fire engineers to review and replace all the EWS1 forms that were issued by Tri-Fire.
Due to market capacity, the EWS1 assessment process is taking about six months, which is longer than we expected. Through the review process, we have identified more buildings that require remediation. These buildings are additional to our remediation programme. We have a large portfolio of buildings requiring remediation and we are reviewing our longer-term programme considering the current position. This means that it is taking time to allocate a project manager to any newly identified buildings.