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01 · Ask
Buying, selling or snagging?
Property age, condition and purpose drive the survey level. Describe the situation and the AI tells you what to commission.
Book an EWS1 v2 survey.
EWS1 v2 cladding survey — required for selling or remortgaging flats with external wall systems.
✓ Updated May 2026✓ Free quotes✓ Vetted pros
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Hire a surveyor. Right level, RICS-regulated.
Read the brief on RICS levels, lender vs buyer surveys and follow-up specialist reports — then let Three local surveyors quote.
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02 · Read the brief
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RICS Levels 1/2/3, red/amber/green ratings, specialist referrals, professional indemnity. Know the language.
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03 · Compare
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Top tips
Hiring a surveying, without the regret.
Four moves that separate a smooth job from a nightmare.
Match the survey to the property.
RICS Level 1 (Condition): new build / good condition only. Level 2 (Homebuyer): standard. Level 3 (Building): period, neglected or unusual. Pay for the right one.
Don't use the lender's surveyor.
The mortgage valuation is for the lender, not you. Always commission your own survey — even if you trust the property.
Read the executive summary first.
RICS reports are long. The summary lists urgent (red) and significant (amber) issues — those are the negotiation lever for the sale price.
Ask about specialist follow-ups.
Damp, electrical, drains, structural — surveyors flag but don't diagnose. Budget for specialist reports on red flags before exchange.
Costs & timeline
Know what it costs. Know when it ends.
Indicative UK ranges and what affects price.
Cost range
By job type
Inc. VAT · 2026
Source: NMT quotes
Source: NMT quotes
RICS Level 1 condition report
£250–£500
RICS Level 2 homebuyer survey
£400–£900
RICS Level 3 building survey
£600–£1.5k
Valuation (separate from survey)
£200–£500
Snagging survey (new build)
£300–£800
Specific defect inspectionDamp, structural
£250–£600
!
Quote spread is typically ± 18% — always get 3 quotes.
At a glance
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Surveying explained
RICS published EWS1 2nd edition May 2026. Effective 1 November 2026. Required for residential blocks with cladding, typically 5+ storeys. Mortgage lender requirement. Expect to pay £500–£5,000 for UK EWS1 v2 cladding survey.
What Does the Work Involve?
RICS-accredited or PAS 9980 fire engineer surveys external wall system. Photo and material analysis. Sampling if needed. Form A1/A2/A3 (no/limited combustibles, no remediation) or B1/B2 (combustibles, remediation needed). Valid 5 years.
Typical Costs
| Item | Low (£) | High (£) | Notes |
|---|---|---|---|
| Small block EWS1 | 500 | 2,000 | Up to 18m |
| Mid-rise block EWS1 | 1,500 | 4,000 | 18m+ standard |
| High-rise EWS1 | 3,000 | 10,000+ | Complex facade |
| Intrusive sampling additional | 500 | 3,000 | If needed |
| Remediation works (if B2) | 5,000 | 500,000+ | Per unit very variable |
| Building Safety Levy 2026 | varies | varies | Developer-paid |
| EWS1 valid period | 5 years | 5 years | Re-survey then |
UK Regulations
RICS EWS1 2nd edition May 2026, effective 1 November 2026. PAS 9980:2022 fire risk appraisal methodology. Building Safety Act 2022. Gateway 2 BSR approval ~48% rate Feb 2026.
Frequently Asked Questions
Who needs EWS1?
Leaseholders selling or remortgaging in cladding-bearing blocks. Lender requirement.
What changes in v2?
Aligned with PAS 9980 methodology. Clearer scope. Less subjective. Standardised reporting.
A1, A2, A3, B1, B2 ratings?
A: pass (no remediation). B1: remediable risk. B2: significant risk, full works needed.
Who pays?
Building Safety Act protects leaseholders for qualifying buildings. Freeholder/developer often pays.
How long process?
Survey 1-3 weeks. Sampling adds 4-8 weeks. Full remediation 12-24+ months.
Selling without EWS1?
Possible if lender accepts. Cash buyers easier. Many lenders require for affected blocks.
This guide was written with AI assistance and is intended for general information only. Prices are estimates based on UK averages and may vary by region. Always get at least three quotes and consult a qualified professional before starting any work.
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