One of the biggest questions building owners and Responsible Persons ask when considering a fire risk appraisal of external walls is: how much will this actually cost?
A Fire Risk Appraisal of External Walls (FRAEW) is a specialist, technical assessment carried out in accordance with PAS 9980:2022 to evaluate whether a building’s external wall systems — including cladding, insulation, attachments and façade details — pose a life safety fire risk that requires mitigation or remediation. Because FRAEWs are detailed, evidence-based and often involve intrusive work, the cost is higher than a standard fire risk assessment.
In the UK, most FRAEW assessments typically fall between £4,000 and £20,000+ per building, depending on height, façade complexity and the level of intrusive investigation required.
If you require a structured, PAS 9980-aligned appraisal of your building’s external wall system, our team provides FRAEW services across the UK. We assess façade risk proportionately and provide clear, defensible reporting to support compliance and decision-making.
Contents
- 1 Average FRAEW Cost in the UK
- 2 Typical FRAEW Costs by Building Height and Complexity
- 3 What Affects the Price?
- 4 Why FRAEW Costs More Than a Standard Fire Risk Assessment
- 5 Cost vs Value
- 6 Getting an Accurate Quote
- 7 How Long Does a FRAEW Take?
- 8 How We Scope and Price FRAEW Assessments
- 9 Conclusion
- 10 Frequently Asked Questions
- 10.1 How much does a FRAEW cost in the UK?
- 10.2 Is FRAEW priced per flat or per building?
- 10.3 Why is a FRAEW more expensive than a standard fire risk assessment?
- 10.4 Does a higher building always mean a higher cost?
- 10.5 What additional costs should I budget for?
- 10.6 Can multiple buildings be assessed together?
- 10.7 Does paying more guarantee remediation?
Average FRAEW Cost in the UK
There is no fixed national price for a FRAEW because every building and façade is different. However, you can expect costs to fall within broad ranges depending on the size, complexity and risk profile of your building.
Some indicative cost brackets seen in the UK market are:
- Smaller low-risk buildings with simple façades: Often at the lower end of the scale, but still higher than a basic internal fire risk assessment.
- Mid-range residential blocks with moderate complexity: £1,500 to £12,000 per building is a typical guidance range for a full PAS 9980 FRAEW report.
- Larger or complex façades with multiple elevations, combustible material questions and intrusive investigation requirements: Costs commonly extend £10,000+ and, for high-rise or highly uncertain conditions, can reach £20,000+ or more.
Some façade consultancies that publish example pricing show FRAEW surveys starting from around £9,950, with final costs determined by detailed inspection and assessment scope.
Typical FRAEW Costs by Building Height and Complexity
The table below provides indicative UK cost ranges based on market patterns and façade consultancy pricing structures. These are broad guidance figures only — actual fees depend on scope, access, documentation quality and whether intrusive investigation is required.
| Building Type / Complexity | Typical Height | Façade Characteristics | Indicative FRAEW Cost Range (Per Building) |
|---|---|---|---|
| Small low-rise block | Up to 11m | Simple masonry or limited cladding, clear documentation, minimal intrusive work | £1,500 – £5,000 |
| Medium residential block | 11m – 18m | Some cladding or mixed façade materials, moderate complexity | £4,000 – £12,000 |
| High-rise residential | Over 18m | Cladding systems, balconies, multiple elevations, more complex cavity details | £8,000 – £20,000+ |
| Large or complex façade schemes | 18m+ or multiple blocks | Multiple wall types, uncertain materials, intrusive investigations required | £15,000 – £30,000+ |
| Highly complex / limited records | Any height | Missing drawings, extensive opening-up, specialist testing input | Case-specific quotation |
Important notes:
- Costs are typically per building, not per flat.
- Intrusive investigations, laboratory testing, scaffolding or access equipment are often quoted separately.
- Multiple identical blocks on one site may reduce per-block cost due to economies of scale.
- Early provision of accurate construction information can reduce survey time and cost.
What Affects the Price?
The cost of a FRAEW depends on several key factors:
Building Height and Size
Larger buildings take longer to inspect and involve more data gathering and inspection points, which increases survey time and reporting cost.
Façade Complexity
Buildings with mixed materials, varied façade types or multiple cladding and attachment systems require more detailed investigation, affecting cost.
Quality of Existing Building Information
If up-to-date drawings, specifications, O&M manuals or historical façade information are missing or unclear, assessors may need to rely on intrusive inspections, which increases cost.
Intrusive Inspection Requirement
Where construction materials cannot be verified visually, physical opening-up or sampling might be needed. The more intrusive work required, the higher the cost.
Number of External Wall Types
Multiple wall types (e.g. cladding combinations, balconies, infill panels) mean more assessment points and more analysis time.
Testing and Specialist Input
Where laboratory testing or specialist fire engineering judgement (for complex risk factors) is required, this increases the overall fee.
Why FRAEW Costs More Than a Standard Fire Risk Assessment
A standard internal fire risk assessment focuses mainly on internal hazards, means of escape, detection systems and management arrangements, and can often be completed relatively quickly. A FRAEW, by contrast:
- Applies a risk-based, structured methodology specified by PAS 9980:2022 to external wall systems.
- May require intrusive inspection to verify the actual construction behind cladding and insulation.
- Needs specialist expertise in façade systems, materials, cavity barriers and fire performance.
External wall performance is often considered alongside guidance such as Approved Document B when evaluating intended fire behaviour and façade configuration, which adds to the technical scope of assessment.
For these reasons, FRAEW is significantly more detailed and time-consuming than an internal fire risk assessment, and the costs reflect that level of professional involvement.
Cost vs Value
Although the price can seem high compared to basic fire risk assessments, a PAS 9980 FRAEW:
- Provides defensible evidence of fire safety risk for external wall construction.
- Helps demonstrate that Responsible Persons have taken reasonable steps under UK fire safety legislation, particularly following clarification under the Fire Safety Act 2021 that external walls fall within the scope of the Fire Safety Order.
- Can support lender or insurer enquiries and building safety funding applications where required (e.g., CSS/Building Safety Fund).
- Identifies appropriate proportionate actions, which may be lower cost than unnecessary remediation.
Getting an Accurate Quote
Because costs vary, reputable providers will usually:
- Perform an initial review of documents and elevations
- Discuss scope with you
- Issue a clear, itemised proposal before any work starts
This ensures you understand what is included, the fee structure, and the level of inspection being undertaken.
How Long Does a FRAEW Take?
A typical FRAEW may involve:
- 1–3 days of site inspection (depending on building size and access)
- Several weeks for structured analysis and reporting
More complex buildings involving intrusive investigation or specialist testing may take longer.
How We Scope and Price FRAEW Assessments
At Fire Risk Assessment Network, we provide structured, PAS 9980-aligned Fire Risk Appraisals of External Walls (FRAEW) across the UK.
Our approach focuses on proportionate, defensible risk assessment — not automatic remediation assumptions.
When providing a quotation, we consider:
- Building height and occupancy profile
- Façade type and material uncertainty
- Availability of drawings and construction records
- Access requirements and need for intrusive investigation
- Number of elevations and complexity of detailing
We aim to ensure that building owners and Responsible Persons receive:
- Clear, evidence-based risk conclusions
- Practical and proportionate recommendations
- Reporting suitable for regulatory scrutiny
- Support integrating findings into the wider fire risk assessment
If you are unsure whether your building requires a FRAEW — or you would like a transparent cost estimate based on your specific façade construction — contact us for a structured, no-obligation quotation.
Conclusion
The cost of a FRAEW reflects the technical expertise, inspection time and professional judgement required to assess façade fire risk properly under PAS 9980:2022.
While typical UK fees often fall between £4,000 and £20,000+ per building depending on size and complexity, the true cost is driven by façade design, material uncertainty and the level of investigation required — not height alone.
A proportionate, well-scoped FRAEW provides:
- Clarity on external wall fire risk
- Defensible evidence of compliance
- Informed decision-making on remediation or mitigation
- Reduced risk of unnecessary works
For Responsible Persons, managing agents and freeholders, commissioning a competent PAS 9980-aligned appraisal is not just a regulatory exercise — it is an investment in clarity, risk control and long-term building safety management.
Frequently Asked Questions
How much does a FRAEW cost in the UK?
Most FRAEW assessments fall between £4,000 and £20,000+ per building depending on height, façade complexity, available documentation and whether intrusive investigation is required. Small, simple buildings may cost less; complex high-rise schemes may cost significantly more.
Is FRAEW priced per flat or per building?
FRAEW is typically priced per building, not per individual flat. The cost relates to the overall external wall system and its risk profile.
Why is a FRAEW more expensive than a standard fire risk assessment?
A FRAEW requires specialist façade knowledge, structured PAS 9980 methodology, detailed inspection and sometimes intrusive investigation. It is far more technical and time-intensive than an internal fire risk assessment.
Does a higher building always mean a higher cost?
Not necessarily. While height increases consequence and often complexity, cost is driven more by façade construction, materials, uncertainty and inspection requirements than by height alone.
What additional costs should I budget for?
Potential additional costs may include:
- Intrusive opening-up works
- Access equipment (e.g., cherry pickers, scaffolding)
- Laboratory testing
- Specialist fire engineering input
These are often quoted separately from the main appraisal fee.
Can multiple buildings be assessed together?
Yes. Where multiple blocks share identical construction, efficiencies may reduce the overall per-building cost, although each block still requires individual assessment and reporting.
Does paying more guarantee remediation?
No. PAS 9980 promotes proportionate, risk-based appraisal. A FRAEW does not automatically lead to cladding removal. In many cases, risks can be managed through mitigation measures rather than wholesale remediation.
