How FRAEW Fits Into Single Building Assessments (SBA) in Scotland

What Is an FRAEW?

FRAEW stands for Fire Risk Appraisal of External Walls.

It is a specialist fire risk assessment focused specifically on the external wall system of a building, including:

  • Cladding
  • Insulation
  • Cavity barriers
  • Balconies
  • Fire stopping
  • Façade attachments

How Does FRAEW Fit Into the SBA Process?

The FRAEW forms a key part of the Single Building Assessment (SBA) process in Scotland. While the SBA looks at the overall risk to human life within a residential building, the FRAEW specifically focuses on the fire performance and risk associated with the external wall system.

The findings from the FRAEW are used alongside internal fire risk assessments, building information, and intrusive investigations to help determine:

  • Whether the building presents a risk to residents
  • If remediation works may be required
  • Whether existing fire safety measures are adequate
  • What further actions or mitigation measures may be necessary

In most buildings with cladding or external wall systems, the FRAEW is one of the most important technical components of the overall SBA report.

Why Is FRAEW Important?

External wall systems can contribute to rapid fire spread if combustible materials or defective fire stopping are present.

The FRAEW process assesses:

  • The likelihood of fire spread
  • Risks to occupants
  • The adequacy of fire protection measures
  • Whether remediation works are necessary

What Standard Is Used?

Most FRAEWs are undertaken in accordance with PAS 9980:2022, which provides a structured methodology for assessing fire risk associated with external wall construction.

Is an FRAEW the Same as an EWS1?

No.

An EWS1 is primarily a lender-focused form used for mortgage purposes, while an FRAEW is a detailed fire risk assessment undertaken by competent fire engineers.

An FRAEW may support an EWS1 assessment, but they are not interchangeable.

When Are Intrusive Investigations Required?

Intrusive inspections are often necessary where:

  • Original construction details are unavailable
  • Cladding composition is unknown
  • Cavity barriers need verification
  • Hidden defects are suspected