Following the Grenfell Tower fire in 2017, the UK's approach to building fire safety changed fundamentally. Thousands of residential buildings were identified as having unsafe cladding or other fire safety defects. The mortgage market's response left many flat owners trapped in unsellable, unmortgageable homes.\n\nThe EWS1 Form — The External Wall System Fire Review form was introduced in late 2019 as a way for building owners to demonstrate that their building's external walls met fire safety standards. A qualified professional inspects the building and issues one of several ratings. An A rating means no combustible materials present — no further action needed. B1 means combustible materials present but risk is low enough that no remediation is required. B2 means combustible materials present and remediation is needed. A B2 rating effectively makes the building unmortgageable until works are completed.\n\nCurrent Lender Positions — The situation has improved significantly since 2021. In January 2023, major lenders including Halifax, Nationwide, NatWest, Barclays, and Santander agreed that EWS1 forms are not needed for buildings below 11 metres (roughly four storeys). For buildings between 11 and 18 metres, most lenders now accept a range of evidence rather than requiring a full EWS1 form. For buildings above 18 metres, an EWS1 form or equivalent fire safety assessment is still generally required.\n\nThe Building Safety Act 2022 — This legislation created a framework for identifying and remediating unsafe buildings. Developers responsible for defects in buildings over 11 metres are required to pay for remediation. The Building Safety Fund and Cladding Safety Scheme provide government funding for works on buildings over 18 metres where responsible developers cannot be identified. Leaseholders in qualifying buildings should not have to pay for remediation of historical defects.\n\nGovernment Leaseholder Protections — For buildings above 11 metres, qualifying leaseholders are protected from costs related to historical fire safety defects. Non-qualifying leaseholders (those who own more than three UK residential properties) may face contributions capped at set amounts. For buildings below 11 metres, the responsibility falls on the building owner or freeholder, though enforcement has been slow.\n\nBuying in an Affected Building — If you are considering purchasing a flat in a building with known or suspected cladding issues, check whether an EWS1 form has been issued and what the rating is. Ask whether the building is registered with the Building Safety Fund or Cladding Safety Scheme. Confirm the timeline for any planned remediation. Obtain mortgage quotes before committing because not all lenders will proceed on affected buildings even with remediation planned. Consider the ongoing service charge implications of fire safety works.\n\nSelling in an Affected Building — If you own a flat in a building awaiting remediation, your options depend on the building's status. Some buyers are willing to purchase at a discount in buildings with confirmed remediation plans and government funding. Selling to cash buyers or investors is sometimes possible at significant discount. If remediation is complete and a clear EWS1 form has been issued, the property should be fully mortgageable.\n\nPractical Steps — Contact your building's managing agent or residents' association for the latest fire safety assessment status. Check the government's building safety portal for your building's registration status. If buying, instruct a solicitor experienced in leasehold fire safety issues who can interrogate the position thoroughly before you commit.