What is a FRAEW (Fire Risk Appraisal of External Walls)?

A FRAEW, or Fire Risk Appraisal of External Walls, is a comprehensive, holistic assessment of the fire risk associated with a building’s external wall system. It is not just a simple visual inspection. Instead, it involves a detailed evaluation of all the elements that make up the facade, including:

The materials used in the cladding, insulation, and fire breaks.
The way these materials are installed.
The presence and effectiveness of fire stopping and compartmentation.
The overall design and construction of the external walls.

The purpose of a FRAEW survey is to determine whether the external walls present a significant fire risk and, if so, what remedial actions are necessary to mitigate that risk. It provides a structured, justifiable conclusion about the safety of the facade, moving beyond the simple “pass or fail” approach of previous assessments.

The Guiding Principle: PAS 9980:2022

The framework for conducting a Fire Risk Appraisal of External Walls is outlined in the government-endorsed guidance document, PAS 9980:2022. This standard provides a clear, consistent methodology for fire engineers to assess the risk of fire spread over external walls.

Unlike older, more prescriptive guidance, PAS 9980:2022 is a risk-based approach. It allows the fire engineer to consider the specific context of the building—such as its height, location, use, and the complexity of its design—when making a professional judgment.

Why Do You Need an Accredited Fire Engineer?

Due to the complex and critical nature of this assessment, a FRAEW must be carried out by a competent and highly qualified professional. The PAS 9980:2022 guidance is clear that this work should be performed by an accredited fire engineer who has the necessary expertise and professional indemnity insurance.

Look for professionals who are members of recognised bodies, such as:

IFE (Institution of Fire Engineers)
RICS (Royal Institution of Chartered Surveyors) with a specific fire safety specialism
CEng (Chartered Engineer) status with a fire engineering discipline

Using an unqualified person for a FRAEW survey can lead to an inaccurate assessment, potentially putting residents at risk and causing issues with mortgage lenders, insurers, and regulators.

When Is a FRAEW Needed?

A FRAEW is not a universal requirement for every building. However, several key situations may trigger the need for one:

Mortgage and Lending Requests: This is one of the most common reasons. Lenders and surveyors often request a FRAEW as a condition for approving a mortgage on a flat or apartment in a multi-occupancy building. They need to be assured that the external walls are safe before they can lend money on the property.
Insurance Underwriting: Building insurers are increasingly requesting FRAEW reports to accurately assess risk and set premiums. A favourable report can help secure insurance or reduce renewal costs.
Building Safety Concerns: If a property owner, manager, or resident has concerns about the materials used in the external walls, or if the building has undergone recent fire safety inspections, a FRAEW provides a structured way to evaluate and document the level of risk.
Compliance with the Building Safety Act: The new Building Safety Act 2022 places significant new duties on building owners and managers. A Fire Risk Appraisal of External Walls can be a crucial part of demonstrating that you are meeting your obligations to manage fire and structural safety risks.

FRAEW vs. EWS1: What’s the Difference?

A common point of confusion is the relationship between the FRAEW and the EWS1 (External Wall System) form. While both relate to the fire safety of a building’s external walls, they serve distinct purposes.

EWS1 Form: This is an industry-standard document created by RICS to assist mortgage lenders and valuers. It provides a concise summary of a building’s external wall fire safety. Its primary purpose is to help facilitate property transactions by giving lenders a quick, clear rating (A or B) of the risk, which informs their lending decision. The EWS1 is a market-driven document, not a legal requirement.
FRAEW (PAS 9980:2022): The Fire Risk Appraisal of External Walls is a detailed, professional assessment of a building’s external walls. It is the comprehensive technical process carried out by a qualified fire engineer. The FRAEW follows the rigorous methodology outlined in PAS 9980:2022, a code of practice developed by the British Standards Institution (BSI). The output is a detailed report that provides a thorough risk-based analysis and outlines any necessary actions or remediation.

The Link: How They Work Together

The FRAEW is not a replacement for the EWS1 form, but rather the essential basis for it. Many mortgage lenders still explicitly require a completed EWS1 form, not the full FRAEW report.

Here’s the correct relationship: A qualified fire engineer conducts a detailed FRAEW according to the PAS 9980:2022 methodology. Once this comprehensive assessment is complete and all findings are documented in the FRAEW report, the engineer uses that information to fill out and sign the final, concise EWS1 form.

Therefore, for a transaction to proceed in a building where an EWS1 is needed, the full FRAEW is carried out, and the EWS1 form is the final, essential document provided to the lender as a summary of those findings.

Benefits of a Proper FRAEW

Investing in a proper FRAEW offers numerous advantages for building owners, managers, and residents:

Compliance and Peace of Mind: It demonstrates that you are meeting your legal and ethical responsibilities to ensure the safety of your building’s occupants.
Unlocking Mortgages: A positive FRAEW report can be the key to enabling property sales and re-mortgages, preserving the value of the flats in your building.
Informed Remediation: The detailed FRAEW report will provide a clear, evidence-based roadmap for any remediation work that is required, ensuring a cost-effective and safe solution.
Access to Insurance: It provides insurers with the necessary information to underwrite the building, which can help in obtaining competitive quotes and avoiding coverage issues.
Long-Term Asset Protection: By proactively addressing fire risks, you are protecting a significant asset and contributing to the long-term safety and security of the community.

Ensure Your Building is Compliant

Navigating the complexities of building fire safety can be challenging, but it is essential for the security and value of your property. If you have been asked for a FRAEW survey by a lender, or if you have concerns about your building’s external walls, getting a professional assessment is the first and most critical step.

Don’t wait for a sale to fall through or for an insurance renewal to become unfeasible.

Fill out the form below to connect with qualified and insured fire engineers who can provide a transparent and competitive quote for your building’s FRAEW assessment.

Start Your FRAEW Quote

Accredited Fire Engineers — Nationwide Coverage

Fully Compliant with the Building Safety Act

Trusted by Property Managers Across the UK

Fast Turnaround — No Hidden Costs

Insurance-Approved EWS1 Reports

This step-by-step form takes just a few minutes. We’ll ask for your building’s key details and any existing reports or drawings. The more information you provide, the faster our accredited specialists can give you an accurate, fixed-scope quote.

Step 1 of 5

Building Details

Building Name/Numbe(Required)

Building Postcode(Required)

Building Height / Number of Floors(Required)

Year of Construction (if known)

Only Accredited FRAEW Experts. No Exceptions. We only work with fully accredited fire engineers and chartered professionals who are qualified to carry out Fire Risk Appraisals of External Walls (FRAEW) under PAS 9980:2022.

Our experts hold the same high-level accreditations required for EWS1 forms — including IFE, RICS, CABE, and CEng — but with additional proven competency in conducting PAS 9980 assessments.

Every professional is fully vetted, with memberships, qualifications, and insurance verified. All surveys and reports follow PAS 9980:2022 methodology, and we provide a due diligence pack with every quote so you can check each specialist’s credentials with confidence.

What is a FRAEW (Fire Risk Appraisal of External Walls)?

The Guiding Principle: PAS 9980:2022

Why Do You Need an Accredited Fire Engineer?

When Is a FRAEW Needed?

FRAEW vs. EWS1: What’s the Difference?

Benefits of a Proper FRAEW

Ensure Your Building is Compliant

Start Your FRAEW Quote

Accredited Fire Engineers — Nationwide Coverage

Fully Compliant with the Building Safety Act

Trusted by Property Managers Across the UK

Fast Turnaround — No Hidden Costs

Insurance-Approved EWS1 Reports

Accredited Fire Engineers — Nationwide Coverage

Fully Compliant with the Building Safety Act

Trusted by Property Managers Across the UK

Fast Turnaround — No Hidden Costs

Insurance-Approved EWS1 Reports

Building Details

External Walls.(Cladding)

Previous Reorts

Step 5: Extra Details

Compliance Assured

Building Safety Compliance

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