Cladding and EWS1: What UK Flat Buyers Need to Know in 2026
Cladding issues still affect the mortgageability of some UK flats, but the market has moved a long way from the near-standstill of a few years ago — worth understanding before you rule out or commit to a specific building.
This Banke guide covers where things stand.
When an EWS1 Is Required
Buildings over 18 metres generally need an EWS1 if they have cladding, balconies or rendered insulation. Buildings between 11 and 18 metres need one only where specific risk factors are present — not automatically for every mid-rise block.
What the Ratings Mean
The form has two sub-ratings within the B category: B1 (combustible material present but acceptable) and B2 (combustible present, remediation needed). A1, A2, A3 and B1 are generally accepted by mainstream lenders — only B2 typically blocks lending.
Building Safety Act Protections
Qualifying leaseholders in many buildings are legally protected from remediation costs under the Building Safety Act 2022. But that protection covers the remediation works themselves — costs like the EWS1 assessment, waking watch, and increased insurance can still reach you through the service charge.
The Market Today
Many lenders now take a risk-based approach rather than blanket-requiring an EWS1, and RICS published updated EWS1 valuation guidance in May 2026, effective from 1 November 2026 — a sign the framework is still being refined, not finished.
What to Ask Before You Offer
Ask the seller or agent for the building's current EWS1 status, whether remediation is underway or planned, and what's currently in the service charge for waking watch or insurance uplift — before you make an offer, not after your mortgage application stalls.
Talk to Banke
Contact Banke to check a specific building's cladding status before you commit.