Mortgage for Flats with Cladding or EWS1 Issues: What Options Exist Now

A mortgage for flats with cladding or EWS1 issues can still be possible, but options are more limited and depend heavily on the building, documentation, and lender appetite. While the market has improved compared to earlier restrictions, not all properties or borrowers will qualify.

This guide explains how lenders currently view cladding and EWS1 concerns, what has changed, and what realistic mortgage options may exist.

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What are cladding and EWS1 issues?

Short answer: they relate to building safety and fire risk.

Expanded explanation:
Cladding issues refer to external wall systems that may pose a fire risk. An EWS1 form is a report used to confirm whether the external wall system of a building is considered safe or requires remediation.

Lenders use this information to assess risk because it can affect:

• Property value
• Saleability
• Future costs for leaseholders

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Do all flats need an EWS1 form?

No.

Short answer: only some buildings require one.

Expanded explanation:
An EWS1 form is usually requested for:

• Flats in multi-storey buildings
• Buildings where cladding materials are present
• Cases where valuers flag potential risk

Many low-rise buildings or those without cladding may not require an EWS1 at all. However, lender or valuer discretion still plays a role.

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Can you get a mortgage without an EWS1?

Short answer: sometimes.

Expanded explanation:
Some lenders will consider applications without an EWS1 if:

• The building is low-rise
• There is no combustible cladding
• The valuer confirms no fire safety concerns

Others will not proceed without written confirmation, even if risk appears low. This is why lender choice is critical.

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How do lenders assess flats with cladding concerns?

Lenders usually rely on:

• Valuer reports
• EWS1 ratings (if required)
• Building height and construction type
• Responsibility for remediation costs

If remediation is required and costs are unclear, many lenders take a cautious view.

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What EWS1 ratings are typically acceptable?

Short answer: A ratings are generally preferred.

Expanded explanation:

• A ratings: No remedial works required (more widely accepted)
• B ratings: Remedial works required (often restricted or declined)

Some lenders will consider B-rated properties if:

• Remediation plans are in place
• Costs are funded and not passed to leaseholders
• Timelines are clear

However, options are usually more limited.

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Have mortgage options improved?

Yes, but with conditions.

Short answer: more lenders are open, but criteria remain strict.

Expanded explanation:
Compared to earlier restrictions, some lenders now:

• Accept more building types
• Rely more on valuer judgement
• Consider alternative evidence in limited cases

That said, appetite varies widely, and policies can change quickly depending on market risk.

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Can you remortgage a flat with cladding issues?

Sometimes.

Lenders will look at:

• Whether the loan amount is reducing
• Current lender flexibility
• Updated safety information

Staying with an existing lender may be easier than moving, particularly if no new valuation is required.

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What about buying versus remortgaging?

Buying is usually harder.

Short answer: remortgaging can be more flexible than purchasing.

Expanded explanation:
When buying, the lender takes on new risk at full exposure. Remortgages may be considered lower risk, especially where:

• The loan-to-value is reducing
• Payment history is strong
• No new borrowing is involved

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How does this affect property value and deposit size?

Flats with cladding or EWS1 concerns often require:

• Larger deposits
• Lower loan-to-value ratios
• Conservative valuations

Some lenders reduce the property value for lending purposes, even if market value appears higher.

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What documents do lenders usually need?

Expect more scrutiny than standard flat purchases.

Common requirements include:

• EWS1 form (if applicable)
• Fire risk assessments
• Confirmation of remediation plans
• Managing agent or freeholder statements

Delays are common if documents are missing or unclear.

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Are specialist lenders an option?

Yes, in some cases.

Specialist lenders may:

• Take a more flexible view
• Consider non-standard buildings
• Apply higher rates or deposits

These options are not suitable for everyone but may provide a route where mainstream lenders will not proceed.

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Key points to understand before applying

• Not all flats require an EWS1
• Lender and valuer views vary significantly
• Buying is harder than remortgaging
• Deposit size often matters more
• Documentation clarity is critical

Professional advice can help determine whether a mortgage is realistic before you commit.

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This guide provides general information only. Personalised mortgage advice should always come from a regulated mortgage adviser.