Fire safety assessments of external wall systems have become a central issue in the UK property sector in recent years. Two terms that are frequently used — and often confused — are:
FRAEW — Fire Risk Appraisal of External Walls
EWS1 — External Wall System Form
Although both relate to external wall construction and fire safety, they serve very different purposes. The difference between FRAEW and EWS1 is frequently misunderstood by building owners, managing agents and leaseholders, particularly where compliance, lending and life safety responsibilities overlap.
In simple terms:
- FRAEW is a life-safety fire appraisal carried out in accordance with PAS 9980 to assess risk arising from external wall systems.
- EWS1 is a lender-driven industry form used to confirm external wall fire safety status for mortgage and valuation purposes.
In this guide, we explain how FRAEW and EWS1 differ, when each is required, and how they fit into the wider UK fire safety and property framework.
What Is the Difference Between FRAEW and EWS1?
The difference between FRAEW and EWS1 lies in their purpose and regulatory function.
- FRAEW is a technical fire safety appraisal carried out in accordance with PAS 9980 to assess life safety risk arising from external wall systems. It forms part of a building’s fire safety compliance framework.
- EWS1 is a standardised industry form introduced by RICS to provide assurance to mortgage lenders and valuers about the external wall fire safety status of residential buildings.
In short, FRAEW supports legal fire safety compliance, whereas EWS1 supports property lending and valuation decisions.
Contents
- 1 What Is the Difference Between FRAEW and EWS1?
- 2 What Is FRAEW (Fire Risk Appraisal of External Walls)?
- 3 What Is an EWS1 (External Wall Safety)?
- 4 FRAEW vs EWS1 — Key Differences
- 5 When You Need FRAEW
- 6 When You Need an EWS1
- 7 Who Can Complete an EWS1?
- 8 Can One Assessment Serve Both FRAEW and EWS1?
- 9 Why Both Matter
- 10 Conclusion
- 11 Frequently Asked Questions
What Is FRAEW (Fire Risk Appraisal of External Walls)?
Fire Risk Appraisal of External Walls (FRAEW) is a technical analysis of a building’s external wall construction to determine whether it presents a fire risk that could affect life safety. FRAEW focuses on how a façade system behaves in fire conditions, particularly where combustible cladding, insulation or other external elements are present.
FRAEW is typically conducted in accordance with PAS 9980:2022 in the UK, which sets out a risk-based, life-safety-focused methodology for appraising external wall construction in existing buildings.
It assesses:
- Material combustibility
- Cavity barriers and compartmentation
- Fire stopping at penetrations and junctions
- Façade system performance characteristics
- Relevant fire test evidence (e.g., BS 8414 results)
External wall systems are assessed with reference to Approved Document B, which defines expected fire performance standards under UK Building Regulations.
FRAEW findings should be integrated into a building’s overall fire safety management strategy, including the fire risk assessment where external wall issues could impact internal life safety.
FRAEW is primarily a fire safety compliance tool.
To understand how FRAEW fits with your wider fire safety obligations, see our article on How Fire Risk Assessments Link to FRAEW.
What Is an EWS1 (External Wall Safety)?
EWS1 is a standardised form developed by the Royal Institution of Chartered Surveyors (RICS) and other industry bodies to provide assurance to mortgage lenders and valuers about the external wall fire safety of residential buildings.
An EWS1 assessment confirms whether external wall systems for lending and valuation purposes are satisfactory, need remediation, or require further investigation. It was introduced in response to post-Grenfell concerns and the liquidity issues they caused in tall residential property markets.
EWS1 is not a legal fire safety document and is not a substitute for FRA or FRAEW. It is a market-facing certification tool used by:
- Mortgage lenders
- Estate agents
- Valuers
- Purchasers and investors
An EWS1 form may be required before a lender will approve a mortgage on a property with external wall systems that could be combustible.
EWS1 was developed by RICS and industry bodies; see RICS EWS1 guidance for lender expectations and form use.
FRAEW vs EWS1 — Key Differences
| Aspect | FRAEW | EWS1 |
|---|---|---|
| Primary Purpose | Fire safety compliance and life safety risk | Property market assurance for lenders |
| Governing Standards | PAS 9980 (risk-based appraisal) | RICS / industry-agreed form |
| Focus | Fire performance of external wall systems | Assessment result for mortgage/security purposes |
| Legal Basis | Fire Safety Order / Fire Safety Act 2021 | Not a statutory requirement |
| Output | Detailed technical appraisal/report | Standardised EWS1 form |
| Audience | Duty holders, fire authorities, assessors | Lenders, valuers, buyers, sellers |
| Integration with FRA | Intended to feed into overall fire risk assessment | Not intended for fire risk compliance |
When You Need FRAEW
FRAEW should be considered when:
- A building has external cladding or composite façades
- There is concern about combustible insulation or materials
- The fire risk assessment identifies external wall risk factors
- Regulatory guidance or enforcement requires analysis of the building envelope
- You need a detailed, technically robust view of fire risk on façades
FRAEW contributes to compliance under the Regulatory Reform (Fire Safety) Order 2005 and the Fire Safety Act 2021.
The Fire Safety Act 2021 clarified that the structure and external walls of residential buildings fall within the scope of the Fire Safety Order, including cladding, balconies and attachments. This clarification has increased regulatory focus on external wall fire risk.
Alongside the Fire Safety Act 2021, the Building Safety Act 2022 has increased scrutiny of higher-risk residential buildings and reinforced the importance of robust external wall risk assessment.
If FRAEW identifies hazards, those findings should be recorded as significant findings in your fire risk assessment and addressed proportionately.
When You Need an EWS1
EWS1 is generally required for multi-occupied residential buildings where mortgage lenders request confirmation of external wall fire safety risk.
Although initially associated with buildings over 18 metres in height, lender requirements have evolved. EWS1 may now be requested for a wider range of residential properties depending on façade type, materials used, and perceived combustible risk.
You are most likely to need an EWS1 where:
- You are selling or remortgaging a residential property within a multi-occupied building
- The building has external wall systems beyond the owner’s internal demise
- The building is tall or of a type lenders associate with cladding or combustible façade risk
- A mortgage lender specifically requests an EWS1 before offering funds
- A valuer confirms they cannot complete a valuation without an EWS1
It is important to remember that EWS1 does not replace a fire risk assessment. Even if it satisfies lender requirements, it does not meet the Responsible Person’s legal duties under UK fire safety legislation.
Who Can Complete an EWS1?
An EWS1 form must be completed by a suitably qualified professional with appropriate indemnity insurance and expertise in external wall systems. This is often a chartered fire engineer, chartered surveyor, or other suitably competent professional recognised under RICS guidance.
Not all fire risk assessors are automatically qualified to complete an EWS1.
Can One Assessment Serve Both FRAEW and EWS1?
In some cases, a FRAEW may inform or support the information used to complete an EWS1 form, but it cannot replace EWS1 where a lender requires it.
- FRAEW focuses on risk to life safety and compliance
- EWS1 focuses on external wall condition for market transactions
Some organisations offer combined services to deliver both FRAEW and EWS1 reporting together — but the outputs, audiences and purposes remain distinct.
Why Both Matter
Failing to address external wall risk from both compliance and market perspectives can lead to:
- Enforcement action from Fire and Rescue Authorities
- Delays or refusals in mortgage lending
- Difficulty selling or valuing properties
- Increased liability exposure for Responsible Persons
Duty holders should ensure that both FRAEW and EWS1 needs (if applicable) are understood and planned for.
Conclusion
FRAEW and EWS1 are both assessments of external wall systems — but they serve different purposes:
- FRAEW is a fire safety appraisal that contributes to compliance and life safety risk management.
- EWS1 is a market-facing certification used to satisfy lenders and valuers.
Understanding when each is required ensures that you not only meet regulatory duties but also protect the marketability and value of your property.
At Fire Risk Assessment Network, we provide specialist FRAEW services aligned to PAS 9980 and can advise building owners and managing agents on how external wall risk affects both compliance duties and property transactions.
If you are unsure whether your building requires FRAEW, EWS1, or both, contact us today for clear, independent guidance and a free quotation.
Frequently Asked Questions
What is the main difference between FRAEW and EWS1?
FRAEW (Fire Risk Appraisal of External Walls) is a life-safety fire appraisal carried out in accordance with PAS 9980 to assess risk from external wall systems. EWS1 is a lender-driven form used to confirm external wall fire safety status for mortgage and valuation purposes. FRAEW supports regulatory compliance, while EWS1 supports property transactions.
Is FRAEW a legal requirement?
UK fire safety legislation requires a suitable and sufficient fire risk assessment under the Regulatory Reform (Fire Safety) Order 2005. Where external wall systems may affect life safety, a FRAEW may be necessary to properly assess that risk. The term “FRAEW” is not written directly into legislation, but the duty to assess external wall risk is reinforced by the Fire Safety Act 2021.
Is EWS1 a legal requirement?
No. EWS1 is not a statutory requirement under fire safety law. It is a market tool introduced by RICS and industry bodies to support mortgage lending and valuation decisions.
Can FRAEW replace an EWS1?
No. A FRAEW may provide technical evidence that informs an EWS1 assessment, but it does not replace the need for an EWS1 form where a lender specifically requires one.
When is an EWS1 likely to be requested?
An EWS1 is typically requested when selling or remortgaging a residential property in a multi-occupied building where lenders have concerns about external wall materials, cladding or façade construction.
Who commissions FRAEW and EWS1?
FRAEW is usually commissioned by the Responsible Person, building owner or managing agent as part of fire safety compliance. EWS1 is typically commissioned by the building owner or managing agent when required by a lender during a property transaction.
Does every building need both FRAEW and EWS1?
No. FRAEW is only required where external wall systems may pose a life-safety risk. EWS1 is only required when requested by a mortgage lender or valuer. Some buildings may require one, both, or neither depending on risk profile and transaction circumstances.
