Mortgages on High-Rise Apartments – FAQ

Mortgages on high-rise apartments: key questions

Buying a flat in a taller building can be appealing—especially in busy city locations—but mortgage lending can be more complex than for standard houses or low-rise flats. This is often because lenders may need more information about fire safety and external wall construction.

Below are the most common questions home buyers ask when considering a high-rise apartment.

What counts as a high-rise flat?

There isn’t one single definition used by everyone. In practice, a “high-rise” flat is usually a multi-storey residential building with significant height—often described as more than about seven storeys or over roughly 18 metres.

For mortgage purposes, what matters most is the building’s construction and safety documentation, especially where external walls and cladding are involved.

Why do lenders ask for EWS1 information?

After the Grenfell Tower tragedy, lenders became more cautious about buildings where external wall systems (including cladding) may pose fire risks.

An EWS1 (External Wall System) assessment is used to provide evidence about the external wall system and its fire safety performance. Where an EWS1 is required, it can affect:

• whether a lender will lend
• whether a valuation is accepted
• whether additional conditions (such as remediation plans) are needed

How does an EWS1 rating affect mortgage options?

EWS1 outcomes are commonly described using categories such as A1, A2, A3 and B1/B2.

In general terms:

• More favourable outcomes tend to be easier for lenders to work with.
• Less favourable outcomes can lead to stricter requirements, such as evidence of a funded and costed plan for remedial works before lending is considered.

Because lenders’ approaches can differ, the same building may be treated differently depending on the lender and the wider evidence available (for example, building management information and surveyor findings).

What deposit do I need for a high-rise flat?

Deposits vary by lender and by the specific property and building circumstances. High-rise flats can sometimes require a larger deposit than you might expect for a more straightforward property.

The deposit level may be influenced by factors such as:

• the EWS1 position and supporting documentation
• whether remediation is required and whether it is funded
• the property valuation and how easily it may be sold in the future
• the lease terms and the building’s management arrangements

Which types of high-rise flats are usually easier to mortgage?

While every case is different, high-rise apartments are often more straightforward when:

• the building has clear fire-safety documentation and an EWS1 position that lenders are comfortable with
• there are no known cladding or external wall concerns that could affect valuation
• the building is well maintained and has effective management
• lease terms are acceptable (for example, no unusual restrictions that could affect lending)

Newer developments can still present lending questions if there are external wall system issues, so “new build” doesn’t automatically mean “easy to mortgage”.

What if the building needs remediation or has cladding concerns?

If there are fire-safety concerns, lenders may want reassurance that any required works are planned and that the building is being managed appropriately.

Depending on the lender, this can mean providing evidence such as:

• a costed remediation plan
• confirmation of funding arrangements
• details of timescales and how works are being overseen

The key point is that lending decisions often hinge on the overall risk picture and the evidence available—not just the fact that works are needed.

Do lenders care more about the building height or the construction?

Height alone is rarely the deciding factor. Lenders are typically more focused on the external wall system, fire-safety evidence, and how the property is likely to be valued and sold.

That means two buildings with similar heights can be treated very differently if one has clearer documentation and the other has unresolved cladding or fire-safety issues.

Will I need a larger valuation or survey process?

A mortgage valuation is still part of the process, but high-rise flats can require additional scrutiny.

For example, surveyors and lenders may place more emphasis on:

• external wall system evidence
• any fire-safety-related documentation
• the impact of building issues on marketability

This can affect how quickly a mortgage application progresses and what conditions (if any) are attached.

Are lease terms important for high-rise flats?

Yes. Lease length and lease terms are relevant for most flats, and they can be even more important where lenders are already being cautious due to building-related issues.

Lenders may consider whether the lease is likely to remain acceptable over the mortgage term and whether the lease includes provisions that could affect the building’s management and future costs.

What are the main benefits of buying a high-rise apartment?

Many buyers choose high-rise flats because they offer:

• convenient city-centre locations and transport links
• access to amenities and shared facilities (which can vary by development)
• lift access to upper floors

What are the potential drawbacks to consider?

Common considerations include:

• less outdoor space compared with houses
• potential service charge levels and the impact of major works on residents
• practical issues such as lift downtime (especially for higher floors)
• the possibility that building-related issues could affect resale demand

Can I still get a mortgage if the building is affected by fire-safety issues?

Often, it’s still possible—but it depends on the evidence available and the lender’s approach.

Where there are concerns, the most important factors tend to be:

• the EWS1 position (if applicable)
• whether remediation is required and whether it is funded
• the overall risk assessment from the lender and valuation process

Different lenders may take different views, so the best outcome usually comes from matching the property and documentation to lenders that are more comfortable with that specific risk profile.

What should I check before committing to a purchase?

For high-rise flats, it’s helpful to review:

• what fire-safety documentation exists (including EWS1 position where relevant)
• whether any remediation works are planned, ongoing, or completed
• how the building is managed and how major works are handled
• lease details that could affect lending

Having these details early can reduce delays once you come to apply for a mortgage.

Is a high-rise flat always harder to mortgage than a house?

Not always. Many high-rise apartments are mortgageable, particularly where fire-safety evidence is clear and the building is in a lender-friendly position.

However, compared with a typical house purchase, high-rise lending can involve more documentation and more lender scrutiny—so it’s worth planning for that from the start.