New RICS Guidance on Cladding in Multi-Storey Homes: What London Landlords Need to Know

Understanding the New RICS Valuation Guidance

From 1 November 2026, the Royal Institution of Chartered Surveyors (RICS) will enforce updated standards for valuing multi-storey residential buildings featuring cladding. This development is particularly relevant for landlords of flats and HMOs in London, where cladding concerns have been prominent since the Grenfell tragedy.

The updated guidance clarifies when an External Wall Fire Review (EWS1) form is necessary. Previously, inconsistent criteria led to delays and valuation disputes, complicating sales, remortgages, and lettings. The new standard sets proportionate rules based on building height and cladding type, aiming to reduce unnecessary EWS1 requests.

Why This Matters to Landlords

The EWS1 form is a fire safety declaration used primarily by lenders and valuers to assess risk in buildings with cladding. However, it is not a fire safety certificate and does not replace a comprehensive fire risk assessment.

For landlords, this means:

• Valuation and Lending: Banks and mortgage lenders rely on EWS1 forms to approve loans. Knowing when this form is necessary will help prevent unexpected valuation delays or refusals.
• Compliance: While EWS1 forms support valuation, landlords must still commission professional fire risk assessments, such as those following PAS 9980 standards, to comply with fire safety regulations.
• Tenant Relations: Clear communication about fire safety measures reassures tenants and can reduce anxiety, especially in buildings with cladding concerns.

Practical Implications Across Landlord Profiles

• Single-Unit Landlords: Check with your managing agent or freeholder about fire risk assessments and EWS1 requirements if your property falls under the new criteria.
• HMO Landlords: Multi-occupancy buildings often fall into the affected category. Ensure up-to-date PAS 9980-compliant fire risk appraisals and liaise with valuers on EWS1 necessity.
• Portfolio Landlords: Review all properties with cladding against the updated RICS criteria. Train your teams or agents accordingly to avoid transaction delays.
• Accidental Landlords: Seek professional advice early to understand obligations and prepare for future transactions.

Key Steps to Take Now

1. Review the updated RICS Valuation Standard ahead of 1 November 2026 to understand new thresholds for EWS1 requests.
2. Train your teams and valuers on the updated criteria to prevent unnecessary delays.
3. Engage fire risk assessors for PAS 9980 Fire Risk Appraisals of External Walls (FRAEW) when appropriate.
4. Communicate with buyers and legal advisers to ensure comprehensive fire risk assessments are reviewed as part of due diligence.
5. Monitor regulatory updates from fire safety authorities and property regulators.

Benchmarking Your Building

Key details such as building height and cladding type determine the need for EWS1 forms. If not provided by your managing agent or freeholder, consider commissioning an independent surveyor familiar with RICS standards.

How Rentals & Sales Can Support You

Our landlord intelligence hub offers portfolio reviews and compliance audits aligned with the latest RICS standards. We assist with:

• Assessing which properties require EWS1 forms under updated guidance.
• Coordinating PAS 9980-compliant fire risk appraisals.
• Developing workflows for valuations and sales to minimise delays.
• Advising on tenant communications regarding fire safety.

Contact us to schedule a compliance audit or valuation strategy session.

Compliance Disclaimer: This article is for informational purposes only and does not constitute legal advice. Landlords should consult fire safety and legal professionals to ensure regulatory compliance.