{"id":2643,"date":"2026-02-18T22:54:51","date_gmt":"2026-02-18T22:54:51","guid":{"rendered":"https:\/\/fire-risk-assessment-network.com\/blog\/?p=2643"},"modified":"2026-02-19T11:12:33","modified_gmt":"2026-02-19T11:12:33","slug":"difference-between-fraew-and-ews1","status":"publish","type":"post","link":"https:\/\/fire-risk-assessment-network.com\/blog\/difference-between-fraew-and-ews1\/","title":{"rendered":"Difference Between FRAEW and EWS1"},"content":{"rendered":"<p>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 \u2014 and often confused \u2014 are:<\/p>\n<p><strong>FRAEW<\/strong> \u2014 Fire Risk Appraisal of External Walls<br \/>\n<strong>EWS1<\/strong> \u2014 External Wall System Form<\/p>\n<p>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.<\/p>\n<p>In simple terms:<\/p>\n<ul>\n<li><strong>FRAEW<\/strong> is a life-safety fire appraisal carried out in accordance with PAS 9980 to assess risk arising from external wall systems.<\/li>\n<li><strong>EWS1<\/strong> is a lender-driven industry form used to confirm external wall fire safety status for mortgage and valuation purposes.<\/li>\n<\/ul>\n<p>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.<\/p>\n<h2>What Is the Difference Between FRAEW and EWS1?<\/h2>\n<p>The difference between FRAEW and EWS1 lies in their purpose and regulatory function.<\/p>\n<ul>\n<li><strong>FRAEW<\/strong> 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\u2019s fire safety compliance framework.<\/li>\n<li><strong>EWS1<\/strong> 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.<\/li>\n<\/ul>\n<p>In short, FRAEW supports legal fire safety compliance, whereas EWS1 supports property lending and valuation decisions.<\/p>\n<div class=\"contact-button-container\"><a class=\"btn standard-button contact-us-link\" href=\"https:\/\/fire-risk-assessment-network.com\/blog\/contact-us\/\" rel=\"nofollow\">CONTACT US FOR A FREE QUOTE<\/a><\/div>\n\n<h2>What Is FRAEW (Fire Risk Appraisal of External Walls)?<\/h2>\n<p><a href=\"https:\/\/fire-risk-assessment-network.com\/blog\/fire-risk-appraisal-of-external-walls-fraew\/\">Fire Risk Appraisal of External Walls (FRAEW)<\/a> is a technical analysis of a building\u2019s external wall construction to determine whether it presents a fire risk that could affect life safety. FRAEW focuses on how a fa\u00e7ade system behaves in fire conditions, particularly where combustible cladding, insulation or other external elements are present.<\/p>\n<p>FRAEW is typically conducted in accordance with <a href=\"https:\/\/www.bsigroup.com\/en-GB\/standards\/pas-9980\/\">PAS 9980:2022<\/a> in the UK, which sets out a risk-based, life-safety-focused methodology for appraising external wall construction in existing buildings.<\/p>\n<p>It assesses:<\/p>\n<ul>\n<li>Material combustibility<\/li>\n<li>Cavity barriers and compartmentation<\/li>\n<li>Fire stopping at penetrations and junctions<\/li>\n<li>Fa\u00e7ade system performance characteristics<\/li>\n<li>Relevant fire test evidence (e.g., BS 8414 results)<\/li>\n<\/ul>\n<p>External wall systems are assessed with reference to <a href=\"https:\/\/www.gov.uk\/government\/publications\/fire-safety-approved-document-b\">Approved Document B<\/a>, which defines expected fire performance standards under UK Building Regulations.<\/p>\n<p>FRAEW findings should be integrated into a building\u2019s overall fire safety management strategy, including the fire risk assessment where external wall issues could impact internal life safety.<\/p>\n<p>FRAEW is primarily a fire safety compliance tool.<\/p>\n<p>To understand how FRAEW fits with your wider fire safety obligations, see our article on <a href=\"https:\/\/fire-risk-assessment-network.com\/blog\/how-fire-risk-assessments-link-to-fraew\/\">How Fire Risk Assessments Link to FRAEW<\/a>.<\/p>\n<h2>What Is an EWS1 (External Wall Safety)?<\/h2>\n<p><a href=\"https:\/\/fire-risk-assessment-network.com\/blog\/external-wall-fire-review-surveys\/\">EWS1<\/a> 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.<\/p>\n<p>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.<\/p>\n<p>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:<\/p>\n<ul>\n<li>Mortgage lenders<\/li>\n<li>Estate agents<\/li>\n<li>Valuers<\/li>\n<li>Purchasers and investors<\/li>\n<\/ul>\n<p>An EWS1 form may be required before a lender will approve a mortgage on a property with external wall systems that could be combustible.<\/p>\n<p>EWS1 was developed by RICS and industry bodies; see <a href=\"https:\/\/www.rics.org\/uk\/upholding-professional-standards\/sector-standards\/building-control-guidance\/ews1-guidance\/\">RICS EWS1 guidance<\/a> for lender expectations and form use.<\/p>\n<h2>FRAEW vs EWS1 \u2014 Key Differences<\/h2>\n<table>\n<thead>\n<tr>\n<th>Aspect<\/th>\n<th>FRAEW<\/th>\n<th>EWS1<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Primary Purpose<\/td>\n<td>Fire safety compliance and life safety risk<\/td>\n<td>Property market assurance for lenders<\/td>\n<\/tr>\n<tr>\n<td>Governing Standards<\/td>\n<td>PAS 9980 (risk-based appraisal)<\/td>\n<td>RICS \/ industry-agreed form<\/td>\n<\/tr>\n<tr>\n<td>Focus<\/td>\n<td>Fire performance of external wall systems<\/td>\n<td>Assessment result <em>for mortgage\/security purposes<\/em><\/td>\n<\/tr>\n<tr>\n<td>Legal Basis<\/td>\n<td>Fire Safety Order \/ Fire Safety Act 2021<\/td>\n<td>Not a statutory requirement<\/td>\n<\/tr>\n<tr>\n<td>Output<\/td>\n<td>Detailed technical appraisal\/report<\/td>\n<td>Standardised EWS1 form<\/td>\n<\/tr>\n<tr>\n<td>Audience<\/td>\n<td>Duty holders, fire authorities, assessors<\/td>\n<td>Lenders, valuers, buyers, sellers<\/td>\n<\/tr>\n<tr>\n<td>Integration with FRA<\/td>\n<td>Intended to feed into overall fire risk assessment<\/td>\n<td>Not intended for fire risk compliance<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p><img decoding=\"async\" class=\"aligncenter size-full wp-image-2641\" src=\"https:\/\/fire-risk-assessment-network.com\/blog\/wp-content\/uploads\/2026\/02\/Modern-high-rise-residential-building.jpg\" alt=\"Modern high-rise residential building\" width=\"2000\" height=\"1335\" srcset=\"https:\/\/fire-risk-assessment-network.com\/blog\/wp-content\/uploads\/2026\/02\/Modern-high-rise-residential-building.jpg 2000w, https:\/\/fire-risk-assessment-network.com\/blog\/wp-content\/uploads\/2026\/02\/Modern-high-rise-residential-building-300x200.jpg 300w, https:\/\/fire-risk-assessment-network.com\/blog\/wp-content\/uploads\/2026\/02\/Modern-high-rise-residential-building-1024x684.jpg 1024w, https:\/\/fire-risk-assessment-network.com\/blog\/wp-content\/uploads\/2026\/02\/Modern-high-rise-residential-building-768x513.jpg 768w, https:\/\/fire-risk-assessment-network.com\/blog\/wp-content\/uploads\/2026\/02\/Modern-high-rise-residential-building-1536x1025.jpg 1536w\" sizes=\"(max-width: 2000px) 100vw, 2000px\" \/><\/p>\n<h2>When You Need FRAEW<\/h2>\n<p>FRAEW should be considered when:<\/p>\n<ul>\n<li>A building has external cladding or composite fa\u00e7ades<\/li>\n<li>There is concern about combustible insulation or materials<\/li>\n<li>The fire risk assessment identifies external wall risk factors<\/li>\n<li>Regulatory guidance or enforcement requires analysis of the building envelope<\/li>\n<li>You need a detailed, technically robust view of fire risk on fa\u00e7ades<\/li>\n<\/ul>\n<p>FRAEW contributes to compliance under the <a href=\"https:\/\/www.legislation.gov.uk\/uksi\/2005\/1541\/contents\">Regulatory Reform (Fire Safety) Order 2005<\/a> and the <a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/2021\/24\/contents\">Fire Safety Act 2021<\/a>.<\/p>\n<p>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.<\/p>\n<p>Alongside the Fire Safety Act 2021, the <a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/2022\/30\/contents\">Building Safety Act 2022<\/a> has increased scrutiny of higher-risk residential buildings and reinforced the importance of robust external wall risk assessment.<\/p>\n<p>If FRAEW identifies hazards, those findings should be recorded as significant findings in your fire risk assessment and addressed proportionately.<\/p>\n<h2>When You Need an EWS1<\/h2>\n<p>EWS1 is generally required for multi-occupied residential buildings where mortgage lenders request confirmation of external wall fire safety risk.<\/p>\n<p>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 fa\u00e7ade type, materials used, and perceived combustible risk.<\/p>\n<p>You are most likely to need an EWS1 where:<\/p>\n<ul>\n<li>You are selling or remortgaging a residential property within a multi-occupied building<\/li>\n<li>The building has external wall systems beyond the owner\u2019s internal demise<\/li>\n<li>The building is tall or of a type lenders associate with cladding or combustible fa\u00e7ade risk<\/li>\n<li>A mortgage lender specifically requests an EWS1 before offering funds<\/li>\n<li>A valuer confirms they cannot complete a valuation without an EWS1<\/li>\n<\/ul>\n<p>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\u2019s legal duties under UK fire safety legislation.<\/p>\n<h2>Who Can Complete an EWS1?<\/h2>\n<p>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.<\/p>\n<p>Not all fire risk assessors are automatically qualified to complete an EWS1.<\/p>\n<h2>Can One Assessment Serve Both FRAEW and EWS1?<\/h2>\n<p>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.<\/p>\n<ul>\n<li>FRAEW focuses on risk to life safety and compliance<\/li>\n<li>EWS1 focuses on external wall condition for market transactions<\/li>\n<\/ul>\n<p>Some organisations offer combined services to deliver both FRAEW and EWS1 reporting together \u2014 but the outputs, audiences and purposes remain distinct.<\/p>\n<h2>Why Both Matter<\/h2>\n<p>Failing to address external wall risk from both compliance and market perspectives can lead to:<\/p>\n<ul>\n<li>Enforcement action from Fire and Rescue Authorities<\/li>\n<li>Delays or refusals in mortgage lending<\/li>\n<li>Difficulty selling or valuing properties<\/li>\n<li>Increased liability exposure for Responsible Persons<\/li>\n<\/ul>\n<p>Duty holders should ensure that both FRAEW and EWS1 needs (if applicable) are understood and planned for.<\/p>\n<h2>Conclusion<\/h2>\n<p>FRAEW and EWS1 are both assessments of external wall systems \u2014 but they serve different purposes:<\/p>\n<ul>\n<li><strong>FRAEW<\/strong> is a fire safety appraisal that contributes to compliance and life safety risk management.<\/li>\n<li><strong>EWS1<\/strong> is a market-facing certification used to satisfy lenders and valuers.<\/li>\n<\/ul>\n<p>Understanding when each is required ensures that you not only meet regulatory duties but also protect the marketability and value of your property.<\/p>\n<p>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.<\/p>\n<p>If you are unsure whether your building requires FRAEW, EWS1, or both, contact us today for clear, independent guidance and a free quotation.<\/p>\n<div class=\"contact-button-container\"><a class=\"btn standard-button contact-us-link\" href=\"https:\/\/fire-risk-assessment-network.com\/blog\/contact-us\/\" rel=\"nofollow\">CONTACT US FOR A FREE QUOTE<\/a><\/div>\n<h2>Frequently Asked Questions<\/h2>\n<h3>What is the main difference between FRAEW and EWS1?<\/h3>\n<p>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.<\/p>\n<h3>Is FRAEW a legal requirement?<\/h3>\n<p>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 \u201cFRAEW\u201d is not written directly into legislation, but the duty to assess external wall risk is reinforced by the Fire Safety Act 2021.<\/p>\n<h3>Is EWS1 a legal requirement?<\/h3>\n<p>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.<\/p>\n<h3>Can FRAEW replace an EWS1?<\/h3>\n<p>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.<\/p>\n<h3>When is an EWS1 likely to be requested?<\/h3>\n<p>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 fa\u00e7ade construction.<\/p>\n<h3>Who commissions FRAEW and EWS1?<\/h3>\n<p>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.<\/p>\n<h3>Does every building need both FRAEW and EWS1?<\/h3>\n<p>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.<\/p>\n<div class=\"contact-button-container\"><a class=\"btn standard-button contact-us-link\" href=\"https:\/\/fire-risk-assessment-network.com\/blog\/contact-us\/\" rel=\"nofollow\">CONTACT US FOR A FREE QUOTE<\/a><\/div>\n<div style=\"margin-top: 20px; margin-bottom: 0px;\" class=\"sharethis-inline-share-buttons\" ><\/div>","protected":false},"excerpt":{"rendered":"<p>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 \u2014 and often confused \u2014 are: FRAEW \u2014 Fire Risk Appraisal of External Walls EWS1 \u2014 External Wall System Form Although both relate to external wall construction and fire <a class=\"strong\" href=\"https:\/\/fire-risk-assessment-network.com\/blog\/difference-between-fraew-and-ews1\/\">Read more \u00bb<\/a><\/p>\n","protected":false},"author":1,"featured_media":2650,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[7],"tags":[],"class_list":["post-2643","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-external-wall-fire-safety"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.0 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Difference Between FRAEW and EWS1 | Fire Risk Assessment Network<\/title>\n<meta name=\"description\" content=\"Confused about FRAEW and EWS1? 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