External Wall
PAS9980/FRAEW/Cladding Survey
Previous compliance testing of buildings over 18 meters high identified a serious and widespread problem with the design and construction of external cladding systems, forms of insulation and defective cavity barriers. This led to mortgage lenders and insurers, among others, insisting on confirmation that a building is safe and does not present a significant fire safety risk.
Overview
On 20 January 2020, the government delivered a building safety update to the House of Commons and published advice for owners of multi-storey, multi-occupied buildings in respect of external walls and attachments to the same. It means that all building owners must check that the external walls only contain materials of limited combustibility or demonstrate via appropriate tests that the materials used in the external walls meet the necessary standards.
The EWS1 was introduced, to address the previous problems and is a straightforward method to assess whether external walls are safe with the form allowing information to be presented in a consistent manner.
A detailed inspection, by a competent person, will need to take place and will inevitably involve physical inspections and testing of materials.
The primary purpose of the EWS1 assessment is to ensure that the external wall system is compliant with the current required standards as stated within the regulatory Reform (Fire Safety) Order 2005 ensuring the building:
1. Resists the spread of fire and smoke so far as is reasonably necessary to inhibit the spread of fire within the building;
2. Is constructed so that the unseen spread of fire and smoke within confined spaces is inhibited; and
3. Adequately resists the spread of fire over the walls having regard to the height, use and position of the building
There are two options for recording a summary of the findings of the survey.
This image shows the process flow for EWS
Once the assessment has taken place and the EWS1 certificate has been issued it is valid for 5 years
Considerations
The person who has control over the premises is classed as the ‘responsible person’ and they have the responsibility for ensuring a EWS1 form is completed. The responsible person may be an employer, a business owner or a managing agent.
An EWS1 form is not required for the following buildings;
Buildings over 18 metres that have been signed off in accordance with The Building (Amendment) Regulations 2018, an EWS1 form should not be required.
Buildings over six storeys
- There is no cladding or curtain wall glazing on the building and
- if there are balconies where the balustrades and decking are constructed of combustible materials (e.g. timber), they are not stacked vertically above each other.
Buildings of five or six storeys
- There is not a significant amount of cladding on the building (for the purpose of this guidance, approximately one quarter of the surface façade is a significant amount) and
- there are no ACM or MCM panels on the building* and
- if there are balconies where the balustrades and decking are constructed with combustible materials (e.g. timber), they are not stacked vertically above each other.
Buildings of four storeys or fewer
- There are no ACM or MCM panels on the building*.
* Note: metal cladding and ACM/MCM are visually very similar, so if metal cladding is present, the valuer should either confirm with the building owner or managing agent in writing that they are not ACM/MCM, or an EWS1 inspection should be requested.
Limitations
UK Fire Consulting accept no liability on the determination of the building owner as to whether an EWS1 form is required or not, the above information is taken from the RICS Valuation of properties in multi-storey, multi-occupancy residential buildings with cladding, 1st edition, UK guidance note
If you are unable to determine whether your building requires an EWS1 form after reviewing the above UK Fire Consulting can carry out the follows;
Option 1
Provide a technical note detailing the external wall materials and advising on whether an EWS1 form is required.
We will carry out a visual assessment of the building external wall systems and;
Review the design drawings and wall system material data sheets(*if this information is not available, option 2 should be chosen).
Option 2*
Provide a technical note detailing the external wall materials and advising on whether an EWS1 form is required.
We will carry out an intrusive assessment of the building external wall systems and;
Review wall system material data sheets.
If it has been determined that an EWS1 form is required, UK Fire Consulting can provide a full EWS1 assessment and form.
Why Choose UK Fire Consulting?
Only suitably trained and qualified fire engineers are used along with chartered professionals to quality check for compliance.
All surveys will be specific to the building being assessed and therefore will be priced individually.
Call Back Request UK Fire Consulting
Call 01202 258428 if your request is urgent