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

A FRAEW (Fire Risk Appraisal of External Walls) is a PAS 9980-aligned fire safety appraisal of a building’s external wall system to assess whether cladding, insulation or façade construction presents a life safety risk. It is used primarily in multi-occupied residential buildings to determine whether remedial or interim measures are required.

It is used to determine whether the external wall construction of an existing residential building presents a fire risk that could affect occupants and whether remedial or interim measures are required.

FRAEW is primarily a life-safety compliance tool, not a valuation or lending document.

Why Was FRAEW Introduced?

FRAEW developed in response to increased scrutiny of external wall systems following high-profile façade fires in the UK.

Two key developments strengthened its importance:

• The clarification under the Fire Safety Act 2021 that external walls fall within the scope of fire safety legislation.
• The publication of PAS 9980:2022, which provides a structured, risk-based methodology for assessing fire risk in external wall construction of existing buildings.

Prior to PAS 9980, external wall assessments were often inconsistent. FRAEW introduced a clearer framework for proportionate, risk-based appraisal focused specifically on life safety.

PAS 9980 is a Publicly Available Specification published by the British Standards Institution (BSI). It provides a structured methodology for competent professionals to assess external wall fire risk in existing residential buildings using a proportionate, risk-based approach.

What Does a FRAEW Involve?

A FRAEW is not a superficial inspection. It is a technical appraisal of façade construction and how it may behave in fire conditions.

A typical FRAEW may include:

• Review of cladding materials and combustibility
• Assessment of insulation types and fire performance
• Inspection of cavity barriers and external compartmentation
• Evaluation of fire stopping at openings, balconies and penetrations
• Consideration of façade geometry and fire spread potential
• Review of available test evidence (for example, BS 8414 large-scale façade testing)
• Risk classification in accordance with PAS 9980 methodology
• Recommendations for remedial or interim measures

The assessment focuses on whether the external wall system could contribute to fire spread in a way that endangers life.

External wall systems are considered with reference to Approved Document B, which sets out fire performance expectations under the Building Regulations in England.

Review of available fire test evidence (for example, BS 8414 large-scale façade testing), which assesses how cladding systems behave under controlled fire exposure conditions.

When Is a FRAEW Required?

A FRAEW should be considered where there is a reasonable possibility that external wall construction could influence life safety in the event of fire.

This commonly includes situations where:

• A multi-occupied residential building has cladding or composite façade systems
• Combustible insulation or materials may be present within the external wall
• A fire risk assessment identifies potential external wall concerns
• Regulators or enforcing authorities request further investigation
• The building falls within the scope of increased scrutiny following legislative clarification

FRAEW is particularly relevant in blocks of flats and other multi-occupied residential buildings where façade fire spread could compromise compartmentation or escape routes.

Although FRAEW is risk-based rather than height-based, it is most frequently associated with residential buildings above 11 metres in height, and especially those exceeding 18 metres. However, height alone does not determine the need for assessment. The decision should be based on façade construction, materials used, and the potential impact on life safety.

FRAEW is not automatically required for every building — it is a proportionate, risk-driven appraisal.

Is FRAEW a Legal Requirement?

The term “FRAEW” does not appear directly in legislation.

However:

• The Regulatory Reform (Fire Safety) Order 2005 requires a suitable and sufficient fire risk assessment.
• The Fire Safety Act 2021 clarified that external walls form part of the scope of that legislation.

Where external wall systems may affect life safety, a competent risk assessment must consider that risk. In many cases, a formal FRAEW in accordance with PAS 9980 is the appropriate method for doing so.

In practical terms, FRAEW is often necessary to demonstrate compliance where façade risk is suspected.

Who Commissions a FRAEW?

FRAEW is typically commissioned by:

• The Responsible Person
• The freeholder or building owner
• A managing agent
• A developer (in existing stock review contexts)

The legal duty remains with the Responsible Person to ensure fire risks are properly assessed and managed.

How Is FRAEW Different from a Fire Risk Assessment?

A standard fire risk assessment focuses on:

• Internal fire hazards
• Means of escape
• Fire detection and alarm systems
• Fire doors and compartmentation
• Management arrangements

FRAEW, by contrast, focuses specifically on:

• The fire performance of external wall systems
• The potential for façade fire spread
• How external construction may affect internal life safety

FRAEW findings should be integrated into the building’s overall fire risk assessment where relevant.

You can read more about how FRAEW links to fire risk assessments in our dedicated guide.

How Is FRAEW Different from EWS1?

FRAEW is often confused with EWS1, but they serve different purposes.

• FRAEW is a life-safety fire appraisal carried out in accordance with PAS 9980.
• EWS1 is a lender-driven industry form used for mortgage and valuation purposes.

FRAEW supports fire safety compliance.
EWS1 supports property transactions.

They are related, but not interchangeable.

What Happens After a FRAEW?

Once completed, a FRAEW will result in a clear risk-based conclusion regarding the external wall system and its impact on life safety.

Depending on the findings, outcomes may include:

• The external wall system presents a low or tolerable risk, and no significant remedial action is required.
• Risk is identified but can be managed with interim measures, such as enhanced detection, evacuation adjustments, or monitoring.
• Remedial works are required to reduce life safety risk to an acceptable level.
• Further intrusive investigation is recommended where information is insufficient to reach a definitive conclusion.

PAS 9980 adopts a qualitative, risk-based methodology. The assessor determines whether the risk level is low, moderate or high, and whether it is tolerable with or without mitigation measures. The emphasis is on proportionality and life safety impact rather than automatic remediation.

Where significant risk is identified, the Responsible Person must:

• Properly record the findings
• Prioritise and plan corrective actions
• Implement proportionate control measures
• Integrate the outcome into the building’s fire risk assessment and wider fire safety management strategy

Clear documentation and transparent decision-making are essential in demonstrating compliance with UK fire safety legislation.

Why FRAEW Matters for Responsible Persons

External wall fire risk is no longer considered a peripheral issue.

Failure to properly assess façade risk can lead to:

• Enforcement action
• Increased liability exposure
• Insurance challenges
• Reputational damage
• Difficulty in property transactions

A proportionate, PAS 9980-aligned FRAEW provides clarity and defensibility where external wall systems are involved.

Professional FRAEW Services

At Fire Risk Assessment Network, we provide structured FRAEW services aligned to PAS 9980 methodology. We support building owners and managing agents in:

• Identifying façade fire risk
• Understanding compliance obligations
• Integrating findings into wider fire safety management
• Planning proportionate remedial strategies

If you are unsure whether your building requires a FRAEW — or you need a compliant appraisal of external walls — contact us for expert guidance and a free quotation.

We provide FRAEW services across England and Wales in line with current UK fire safety legislation.

Frequently Asked Questions

What does FRAEW stand for?

FRAEW stands for Fire Risk Appraisal of External Walls. It is a structured fire safety assessment of a building’s external wall system to determine whether it presents a life safety risk in the event of fire.

Is a FRAEW a legal requirement?

The term “FRAEW” is not written directly into legislation. However, under the Regulatory Reform (Fire Safety) Order 2005 — as clarified by the Fire Safety Act 2021 — Responsible Persons must assess fire risks associated with external walls where they may affect life safety. In many buildings with cladding or complex façade systems, this requires a formal FRAEW.

What standard is FRAEW carried out under?

FRAEW is typically conducted in accordance with PAS 9980:2022, which provides a risk-based methodology for assessing fire risk in external wall construction of existing residential buildings.

What types of buildings require a FRAEW?

FRAEW is generally relevant to:

• Multi-occupied residential buildings
• Buildings with cladding systems
• Buildings with combustible insulation
• Buildings where façade construction may influence fire spread

It is particularly important where external wall risk could affect evacuation or compartmentation.

Who can carry out a FRAEW?

A FRAEW should be carried out by a competent professional with specialist knowledge of façade systems, fire behaviour, materials performance, and relevant UK standards. In complex cases, this may involve fire engineers or external wall specialists.

Is FRAEW the same as EWS1?

No. FRAEW is a life-safety fire risk appraisal carried out for regulatory compliance purposes. EWS1 is a lender-driven form used to support mortgage and valuation decisions. They serve different functions.

Does a FRAEW replace a fire risk assessment?

No. A FRAEW complements a fire risk assessment but does not replace it. Findings from a FRAEW should be incorporated into the building’s overall fire risk assessment and action plan where relevant.

How Long Does a FRAEW Take?

The duration of a FRAEW depends on building size, complexity and available documentation. A desktop review combined with site inspection may take several hours to several days, particularly where intrusive investigation is required.