EWS1 or equivalent lender data on mortgage valuations for flats: July 2024 to September 2024, United Kingdom
Published 19 December 2024
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This publication is available at https://www.gov.uk/government/publications/ews1-or-equivalent-lender-data-on-mortgage-valuations-for-flats-july-2024-to-september-2024-united-kingdom/ews1-or-equivalent-lender-data-on-mortgage-valuations-for-flats-july-2024-to-september-2024-united-kingdom
Headlines
Data received by MHCLG, provided by 6 mortgage lenders in the UK, shows that the majority of mortgage valuations for flats do not require an EWS1 form or equivalent. Between July 2024 and September 2024 there were 41,000 mortgage valuations for flats in the UK by these lenders, with EWS1 forms or equivalent being required in less than 1 in 10 cases.
During the July to September 2024 quarter, an EWS1 form or equivalent was required by lenders for 8% of mortgage valuations for flats in the UK, down from 9% in April to June 2024.
The latest quarter, July to September 2024 is based on data from 6 lenders, other than August 24, which is based on data from 5 lenders as one lender failed to provide data.
Data received by MHCLG from 5 mortgage lenders who provided height breakdown information, covering 32,000 mortgage valuations between July 2024 and September 2024, shows that height is a key factor in whether an EWS1 form or equivalent is required:
- 46% of mortgage valuations for flats in buildings 7 storeys and above required an EWS1 form or equivalent during the July 2024 to September 2024 quarter, a decrease from 48% in the April 2024 to June 2024 quarter.
- Flats in mid-rise buildings (5-6 storeys), required an EWS1 form or equivalent in 25% of valuations during the July 2024 to September 2024 quarter, a decrease from 26% in the April 2024 to June 2024 quarter.
- Flats in the lowest-rise buildings (1-4 storeys) required an EWS1 form or equivalent in 2% of mortgage valuations during the July 2024 to September 2024 quarter, the same as in the April 2024 to June 2024 quarter.
Introduction
External wall fire review process forms, also known as ‘EWS1’ forms, have been developed by the Royal Institution of Chartered Surveyors (RICS), UK Finance and the Building Societies Association to support the valuation process for high-rise residential buildings with cladding. An EWS1 form is not a government or regulatory requirement, nor is it a building or life safety assessment. RICS published guidance on the criteria that should be used to determine whether a building needs an EWS1 form, which was last updated 28 January 2022 (RICS, 2022).
Following the industry statement on cladding on 20 December 2022, we understand that some lenders have changed the way they use EWS1s in assessing mortgage applications on properties in buildings 11 metres/5 storeys and above in England.
This data release publishes information on the number of EWS1 forms or equivalent that have been required as reported by 6 major lenders in the United Kingdom. This data release does not constitute an Official Statistics or National Statistics release. MHCLG has received monthly data in an aggregated, anonymised format for the period April 2021 to September 2024. Lenders have provided figures for the total number of valuations carried out for flats, and the number of these valuations where an EWS1 form or equivalent was required. Where possible, these data are categorised according to building height.
Five of the 6 mortgage lenders provided height breakdown information, covering 32,000 of the 41,000 mortgage valuations for the July 2024 to September 2024 quarter. Between the April to June 2021 and January to March 2022 quarters, only 3 of the 7 lenders provided full height breakdown information.
The latest quarter, July to September 2024 is based on data from 6 lenders, other than August 24, which is based on data from 5 lenders as one lender failed to provide data. These data are as reported to MHCLG and represent the majority of the lending market.
Data tables
Table 1. Quarterly mortgage valuations and EWS1 form (or equivalent) requirements
Total = total valuations received
Percent = percentage of total valuations
| Latest Quarter | Previous Quarter | Equivalent Quarter previous year | ||||
|---|---|---|---|---|---|---|
| Jul - Sep 24 | Apr - Jun 24 | Jul - Sep 23 | ||||
| Total number of mortgage valuations for flats for which data was received | 41,000 | 44,000 | 34,000 | |||
| Total1 | Percent | Total1 | Percent | Total1 | Percent | |
| Mortgage valuations for flats where an EWS1 form or equivalent was required | 3,000 | 8% | 4,000 | 9% | 3,000 | 9% |
| Mortgage valuations for flats where an EWS1 form or equivalent was not required | 37,000 | 92% | 40,000 | 91% | 31,000 | 91% |
1Number of valuations is rounded to the nearest 1,000.
Table 2. Quarterly mortgage valuations and EWS1 form (or equivalent) requirements, by height
Total = total valuations received
Percent = percentage of valuations where an EWS1 form was required
| Latest Quarter | Previous Quarter | Equivalent Quarter Previous Year | ||||
|---|---|---|---|---|---|---|
| Jul - Sep 242 | Apr - Jun 242 | Jul - Sep 232 | ||||
| Total number of mortgage valuations for which height breakdown data was received | 32,000 | 38,000 | 29,000 | |||
| Total1 | Percent | Total1 | Percent | Total | Percent | |
| Low Rise (1-4 storeys) | 24,000 | 2% | 29,000 | 2% | 22,000 | 2% |
| Mid Rise (5-6 storeys) | 4,000 | 25% | 5,000 | 26% | 3,000 | 25% |
| Combined lowest rise and mid-rise (under 7 storeys) | 28,000 | 5% | 33,000 | 5% | 25,000 | 5% |
| High Rise (7 Storeys or more) | 4,000 | 46% | 5,000 | 48% | 3,000 | 48% |
1Number of valuations is rounded to the nearest 1,000.
2These figures are calculated from data from 5 major lenders, as these lenders had full height breakdowns for all valuations in this quarter.
Definitions
Lenders either use EWS1 forms, or their own in-house equivalent.
“EWS1 form or equivalent was required” includes flats in buildings where an EWS1 form or equivalent was already held for the building. Therefore, these figures are likely to be higher than the number of new EWS1 forms or equivalent that lenders request.
Mortgage valuations refer to the total number of valuations completed as part of a mortgage application process, covering regulated mortgages, buy-to-let mortgages and second-home mortgages. Cash purchases are not included. These data do not reflect mortgages granted or sales.
Data quality
Data is provided by lenders to MHCLG in an aggregated, anonymised format. MHCLG consequently does not have oversight of lenders’ collection systems and quality procedures. This is the thirteenth data publication. MHCLG are continuing to work with lenders with a view to further enhance its quality and seek further data to better understand the impact of EWS1 requirement on mortgage transactions.
Lenders were asked to provide monthly data from April 2021 onwards on EWS1s. In early data returns, there are some gaps for specific months from different lenders. Where monthly data were missing, MHCLG requested these data, but MHCLG did not attempt to impute missing data and the data was not included. In this publication we are updating to include the most up to date data, for the period July 2024 to September 2024.
Prior to August 2021, there were historic data quality issues with inconsistent height brackets below 7 storeys between lenders, and therefore data collected before and after this date are not directly comparable. Height has a large impact on the percentage of valuations requiring an EWS1 form which is why these periods are not comparable under 7 storeys.
From April 2021 to January 2022, only 3 of the 7 mortgage lenders provided sufficient height breakdown information to be included in the analysis by height. Then, from February 2022 to December 2022, 5 of the 7 mortgage lenders provided height breakdown information. From January 2023 to March 2023, 4 of the 7 mortgage lenders have provided height breakdown information. From April 2023 to June 2023, 4 of the 6 mortgage lenders have provided height breakdown information. Then, from July 2023 to September 2024, 5 of the 6 mortgage lenders have provided height breakdown information, other than August 2024 where one lender failed to provide data so the data of 4 lenders provided height breakdown information.
From April 2023, one lender ceased to provide information, so from April 2023 onwards, the data of 6 lenders has been used, other than August 2024 where one lender failed to provide data so the data of 5 lenders was used.
This publication covers the latest quarter of data (July to September 2024).
Whilst the statistics in this release have been designated as management information rather than ‘official statistics’, the principles of transparency of high-quality analytical outputs to inform decision making and the public underpin this release.