Certificates & compliance
How Can I Sell a House With Cladding Issues?
Cladding issues mainly affect flats in taller or clad buildings, where lenders may require an EWS1 (External Wall System) form confirming the external walls are safe before they will mortgage. Without it, a flat can be hard to sell on the open market. To sell: obtain the EWS1 and any remediation information, check whether costs are covered by developer or government schemes, or sell as-is to a cash buyer or investor who completes in weeks regardless of the paperwork.
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- EWS1the form lenders want
- Building levelarranged by the freeholder
- 7-28 dayscash sale as-is
Why cladding affects a sale
Since the building-safety crisis, lenders and surveyors scrutinise the external walls of flats, particularly in taller buildings or those with combustible cladding. If the building’s wall system has not been assessed as safe, a lender may decline to mortgage the flat, or require an EWS1 form first. That narrows the buyer pool to cash purchasers and can stall an open-market sale. The issue is the building, not your individual flat, but it affects your ability to sell all the same.
The EWS1 form
The EWS1 (External Wall System) form is a building-level assessment, completed by a qualified professional, confirming the safety of the external walls and cladding. Many lenders ask for it before mortgaging a flat in an affected building. Crucially, it is arranged at the building level (by the freeholder or managing agent), not by individual leaseholders — so if your building has a valid EWS1 with an acceptable rating, your sale can proceed to mortgage buyers. If it does not, obtaining one can take time. See what is an EWS1 form?
Remediation and who pays
Where cladding needs replacing or remediating, the cost has historically fallen on leaseholders — but reforms (including the Building Safety Act and developer-funded schemes) have shifted much of this responsibility to developers and government funds for qualifying buildings. Check with your managing agent and freeholder what assessment and remediation applies to your building, and whether you (as a "qualifying leaseholder") are protected from costs. This information is exactly what a buyer’s solicitor will want, so gathering it helps your sale.
Your options for selling
| Option | Best when |
|---|---|
| Provide a valid EWS1 | The building has been assessed as safe |
| Gather remediation info & sell with disclosure | Works are funded/planned |
| Sell as-is to a cash buyer/investor | No EWS1 yet; you need speed |
The right route depends on your building’s safety status and how quickly you need to sell.
Selling a cladding-affected flat fast
If your building lacks an EWS1, remediation is unresolved, or you simply need speed, a cash buyer or investor will purchase the flat as-is, factoring the building-safety position into the offer, and complete in 7-28 days without a mortgage lender to satisfy. Cash buyers handle these situations routinely. You disclose what you know about the building, accept a price reflecting the issue, and gain a certain sale where the open market may be stalled. See also selling leasehold.
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Written & reviewed by Lisa Hayes, Founder
Lisa Hayes is the founder of Ready Steady Sell and an independent UK home-selling expert with over a decade helping homeowners weigh cash house buyers, property investors and the wider fast house-sale industry — without pressure or hidden fees. Every guide is reviewed for accuracy under our editorial standards.
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Frequently asked questions
Straight answers, no sales talk
Can I sell a flat with cladding issues?
Yes, though it can be hard to sell to mortgage buyers without a valid EWS1 form. You can provide the building’s safety paperwork, or sell as-is to a cash buyer or investor.
What is an EWS1 form?
An External Wall System assessment, completed at building level by a qualified professional, confirming the safety of the external walls and cladding. Many lenders require it for flats in affected buildings.
Who pays for cladding remediation?
Reforms including the Building Safety Act and developer-funded schemes have shifted much of the cost to developers and government funds for qualifying buildings. Check your building’s position with the managing agent.
Does cladding stop me getting a mortgage?
It can — lenders may decline or require an EWS1 first. A valid EWS1 with an acceptable rating usually allows a mortgage sale to proceed.
How do I get an EWS1 for my flat?
It is arranged at building level by the freeholder or managing agent, not by individual leaseholders. Ask them whether a valid EWS1 exists for the building.
How can I sell a cladding-affected flat quickly?
A cash buyer or investor will buy as-is, factoring the building-safety position into the offer, and complete in 7-28 days without needing a mortgage.