A FRAEW is a detailed, risk-based appraisal of a building's external wall system. It follows the methodology set out in PAS 9980:2022 and provides the evidence base for decisions about remediation, funding applications and EWS1 certification.
The FRAEW process begins with a desktop review of available construction records, previous fire risk assessments and any earlier investigation reports. This is followed by a site inspection of the external wall, and where necessary, intrusive investigation to confirm the materials and configuration behind the visible facade. The assessor then carries out a risk-based analysis considering the whole external wall system.
PAS 9980 replaced the earlier prescriptive approach to external wall assessment with a risk-based methodology. Rather than simply identifying whether combustible materials are present, the assessor considers the likelihood and consequences of fire spread via the external wall, taking into account the specific materials, their configuration, the building's height, use and fire safety features. This means that not every building with combustible materials will require full remediation.
A FRAEW is typically required for residential buildings at or above 11 metres where there are concerns about the external wall. Key triggers include Cladding Safety Scheme or Building Safety Fund applications, lender requirements for EWS1 certification, Building Safety Regulator requests for higher-risk buildings, and where intrusive investigation has revealed combustible materials in the external wall.
If the FRAEW concludes that remediation is needed, the report will set out the scope and urgency. This informs the specification of remediation works, the procurement route and any funding applications. If the FRAEW concludes that the risk is tolerable, it provides the evidence needed for an EWS1 certificate confirming no remediation is required.
Fire Risk Appraisal of External Walls. It is a risk-based assessment of the external wall system carried out under PAS 9980:2022, covering cladding, insulation, cavity barriers and all related features.
The FRAEW is the detailed technical appraisal. The EWS1 form captures the outcome. The FRAEW provides the evidence and analysis that supports the EWS1 conclusion.
Residential buildings at or above 11 metres with external wall concerns, particularly for CSS/BSF applications, EWS1 certification, or Building Safety Regulator requirements.
Typically six to twelve weeks from instruction to final report for a standard residential block. Complex buildings or those with limited records may take longer.
Detailed external wall fire risk appraisals carried out by qualified assessors.
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