FRAEW — External Wall Assessments

A Fire Risk Appraisal of External Walls (FRAEW) is a structured appraisal of the external wall construction of a building, conducted in accordance with PAS 9980:2022. The purpose is to identify fire risks associated with external wall materials, systems, and construction details — and to inform proportionate risk management decisions.

The FRAEW process was developed in response to concerns arising from the Grenfell Tower fire and subsequent government advice regarding external wall systems. PAS 9980 provides a risk-based framework that avoids blanket remediation, instead focusing resources where the risk profile warrants intervention.

• Buildings over 11 metres with external wall systems that may contain combustible materials
• Where an EWS1 form is required for mortgage lending or insurance purposes
• Where the responsible person needs to understand external wall fire risk as part of their broader fire risk management
• To support applications to the Building Safety Fund or Cladding Safety Scheme

Apex Fire Engineering conducts FRAEWs that are thorough, evidence-based, and proportionate. We carry out desktop studies of available construction documentation, non-intrusive visual surveys, and where necessary commission or coordinate intrusive investigations to confirm external wall build-up. Our appraisals consider the full external wall system — not simply cladding materials in isolation — including insulation, cavity barriers, fixings, windows, balconies, and junctions with other building elements. Where complex façade systems require detailed analysis, our fire engineering expertise supports a performance-based approach to risk evaluation.

• PAS 9980:2022 — Fire risk appraisal of external wall construction and cladding of existing blocks of flats
• BS 8414 — Fire performance of external cladding systems
• BR 135 — Fire performance of external thermal insulation for walls of multi-storey buildings

A comprehensive FRAEW report setting out the appraisal methodology, findings, risk rating, and recommended actions. Where applicable, completion of the EWS1 form. Clear, technically grounded recommendations for remediation, interim measures, or confirmation that no further action is warranted. FRAEW findings feed directly into building safety case reports for higher-risk buildings under the BSA 2022.

What is a FRAEW and how does it differ from an EWS1 form?

A Fire Risk Appraisal of External Walls (FRAEW) is the detailed technical assessment process carried out under PAS 9980:2022. The EWS1 form is the summary outcome document that records the risk rating for mortgage and insurance purposes. The FRAEW is the substantive appraisal — the EWS1 form cannot be completed without one. Apex carries out the full FRAEW assessment and, where instructed, completes the accompanying EWS1 form.

Which buildings need a FRAEW?

A FRAEW is typically required for residential buildings over 11 metres (approximately four storeys) where the external wall system may contain combustible materials. It is also needed where an EWS1 form is required for leaseholder mortgage or remortgage applications, where the building is applying to the Building Safety Fund or Cladding Safety Scheme, or where the responsible person needs to understand external wall fire risk as part of their overall fire risk management obligations.

How long does a FRAEW take?

The duration depends on the building’s size, complexity, and accessibility of the external wall construction. A single residential block typically requires one to two days of on-site investigation, including desktop review of available construction records, visual inspection, and where necessary, intrusive investigation of the wall build-up. The full report is usually delivered within three to four weeks of the site visit. Contact Apex for a scoping discussion and indicative programme.

What qualifications should a FRAEW assessor hold?

PAS 9980:2022 requires the assessor to be a suitably qualified fire engineer or fire risk assessor with demonstrable competence in external wall fire risk. Apex assessors hold IFE membership, BAFE SP205 accreditation, and have direct experience of external wall fire risk assessment across a range of cladding systems and construction types. Our assessments are led by senior practitioners, not delegated to junior staff.

What happens if the FRAEW identifies significant risk?

Where the FRAEW identifies a risk rating that requires interim measures or remediation, Apex provides clear, prioritised recommendations proportionate to the risk. PAS 9980 is specifically designed to avoid blanket remediation — instead focusing resources where the risk profile warrants intervention. We can advise on interim fire safety measures, support funding applications, and provide ongoing technical support through the remediation process.