Scammers hijack EWS1 process with fake cladding inspection forms

Leaseholders are being duped into paying thousands of pounds to fraudsters faking inspection forms amid concerns over fire safety.

Which? has evidence that a minumum of one firm has issued fake External Wall Fire Review (EWS1) forms to several apartments across the country.

The forged forms, used to confirm whether a building contains materials that carry a heightened fire risk, may also happen to be used to contract out thousands of pounds price of work according to lies.

The scammers have forged what they are called and signatures of qualified surveyors to pass through and fail buildings. Some forms we have seen happen to be signed off by surveyors who simply don't exist.

In another case, 'cladding technicians' without the necessary qualifications also have signed off EWS1 forms (read more about these forms here).

We believe some of the fake EWS1 forms could be used to tender countless pounds price of construction work and fire safety precautions to linked companies with vested interests.

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More trouble for cladding controversy

This may be the latest scandal within the government's troubled attempts to improve fire safety in apartments following the Grenfell tragedy in 2021.

The implications of faked forms could be huge, potentially voiding mortgages and residential insurance plans which have been agreed off the back of false documents.

A flat owner in London, who didn’t desire to be named, told us he’s discovered leaseholders in his building have paid lb20,000 for surveys along with a forged EWS1 form. He believes the surveys were never carried out.

Peter, a leaseholder in a building in Cardiff that was targeted by scammers, realised the form supplied for them was fake right before leaseholders were about to pay more than lb100,000.

Luckily, among the block’s volunteer directors learned that the organization invoicing them wasn't insured to complete the job.

He told us: 'We investigated it further and realised a lot of things didn't add up. It's just incredible that this has happened.'

Concerns over form confusion

But what does a legitimate EWS1 form look like? And who are able to issue one?

The EWS1 process was made by the Royal Institute of Chartered Surveyors (RICS), UK Finance and also the Buildings Societies Association (BSA).

You can see what one appears like here (downloads a PDF).

It aims to recognize buildings made from highly flammable materials the government has recently said are unsafe. It gives lenders confidence to offer mortgages and provides buyers peace of mind.

But there's a lack of clarity over who is qualified to do a survey and sign off the forms that pass or fail a building. There is also no regulation of the machine.

This, along with huge demand for the job and few surveyors who are qualified to get it done, means it hasn’t taken long for criminals to exploit loopholes.

‘Check the signatory on your form’

A spokesperson for RICS, UK Finance and also the BSA said: ‘We have been made aware that unqualified people may be signing off EWS1 forms. RICS condemns anyone while using unique circumstances for his or her own gain, with potentially dangerous consequences for residents.

‘Government advice requires all potentially unsafe cladding systems to be checked, and also the EWS form was developed with this thought. Any building in which the makeup from the walls is uncertain should be checked by a skilled professional.

‘Banks and building societies have measures in position to protect people against fraud, which may get any EWS form that's suspicious, but we encourage everyone to determine the signatory on a form with the profession's institution. If the RICS member is completing your EWS1 form, you can check their membership on our website.’

‘We'd urge that any more information related to this really is made available to trading standards and RICS if appropriate.’

We’ve also asked the Ministry of Housing, Communities and native Government for comment.

The implications of fake forms

The EWS1 form reports the findings of the survey that checks whether the materials used in a building adhere to fire safety regulations. A building could be given a pass or fail.

If a building fails, any materials or structure that doesn't comply will need to be replaced. The costs of this can run into millions – a burden currently being passed onto a building's leaseholders through service charges.

It may take years for the work to be carried out. And until the building is safe, it could be deemed a serious fire risk whether it's made from probably the most flammable kinds of materials.

Because of the, interim safety measures are suggested for example installation of expensive fire security systems and even 'waking watches'.

This is how fire marshals are introduced 24/7 to watch buildings for fire. Again, it's an unregulated industry and also the cost is passed on to the leaseholders.

But any work or fire watches brought in because of an imitation reports might be invalid and a real survey by qualified surveyors will need to be carried out.

Many mortgage lenders also now request an EWS1 pass to provide mortgages on apartment buildings.

This does mean that any mortgages agreed according to fake forms might be worthless. The same might be said for insurance.

If you have been issued a fake form

Checking the credentials of all those who have signed off around the work should give you an idea about whether an application is genuine. You ought to be capable of finding information online about when they have been the right experience and qualifications to handle this sort of work.

The RICS website features a list of qualifications a surveyor carrying out these inspections should hold.

If you discover your EWS1 form is fake, report it to the police, Action Fraud and Trading Standards.

If anything continues to be paid, it ought to be reported to the bank where the account occured.

Your form might be void and you'll want to get a brand new survey carried out by a qualified surveyor who will have to issue a brand new EWS1 form.

In many instances, these surveys, and then any remedial work or interim measures, are arranged by a building’s managing agent on the leaseholders’ behalf.

Have you been affected? Tell us your story at scamwatch@which.co.uk.