The Fire Risk Appraisal of External Walls (FRAEW) is the detailed technical assessment that determines whether a building's external wall system presents an unacceptable fire risk. It follows the methodology set out in PAS 9980:2022 and provides the evidence base for EWS1 certificates, funding applications and remediation decisions.
PAS 9980 establishes a risk-based approach to assessing external wall fire risk, replacing the binary pass/fail approach that led to overly conservative assessments and unnecessary remediation. The methodology considers the full range of factors that contribute to fire risk, including the materials used in the wall system, the presence and condition of cavity barriers and fire stopping, the building height and layout, means of escape, fire detection and alarm systems, fire service access, and the vulnerability of the occupants.
A FRAEW typically involves a desktop review of available construction records, a visual inspection of the external wall system from ground level and, where necessary, from elevated positions, intrusive investigations to determine the materials and construction of the wall (opening up test panels), fire stopping inspections, and a holistic risk assessment that weighs all relevant factors. The assessment results in a risk rating and, where the risk is not tolerable, recommendations for remediation or interim measures.
PAS 9980 requires the FRAEW to be carried out by a competent professional with relevant qualifications, training and experience. In practice, this means a chartered building surveyor or fire engineer with specific expertise in external wall fire risk assessment. The assessor must be independent and free from conflicts of interest, and must carry appropriate professional indemnity insurance.
A risk-based assessment of a building's external wall system carried out under PAS 9980:2022. It evaluates fire risk from all relevant factors and determines whether remediation is needed.
A competent professional with qualifications and experience in fire safety, external wall construction and risk assessment, typically a chartered building surveyor or fire engineer with specific FRAEW training.
The FRAEW is the detailed technical assessment; the EWS1 is the standardised summary form for lenders and insurers. The FRAEW provides the evidence base for completing the EWS1.
The assessor recommends remedial action ranging from minor interventions to full cladding replacement, with urgency determined by risk level. Interim measures may be needed until remediation is complete.