What Is a FRAEW?

FRAEW stands for Fire Risk Appraisal of External Walls. It is the technical assessment process for evaluating the fire performance of an existing residential building's external wall system — including the cladding, insulation, cavity barriers and other components. The FRAEW is carried out under PAS 9980:2022 (the British Standard for this type of assessment) and forms the basis for completing the EWS1 form for mortgage lending purposes.

Why Was the FRAEW Process Introduced?

Following the Grenfell Tower fire, it became clear that the external walls of many residential buildings across the UK contained combustible materials — cladding, insulation, cavity barriers — that posed a significant fire risk. Mortgage lenders began requiring evidence that the external walls of buildings had been assessed before they would lend against flats. The FRAEW process, codified in PAS 9980, was developed to provide a consistent, rigorous methodology for carrying out these assessments.

What Does a FRAEW Assessment Involve?

• Desktop review: Gathering and reviewing all available information about the external wall — as-built drawings, specifications, material certificates, previous surveys and O&M manuals
• Site inspection: A physical inspection of the external wall, typically from internal and external access points, to identify the materials present and their configuration
• Intrusive investigation: Where drawings are unavailable or insufficient, or where the inspection raises concerns, intrusive investigation — opening up the wall — may be necessary to establish what materials are present
• Risk appraisal: Assessment of the fire risk posed by the external wall system using the PAS 9980 methodology, taking into account building height, occupancy, compartmentation, means of escape and fire service access
• Reporting: A FRAEW report setting out findings, the risk appraisal, and the EWS1 rating (where required)

Who Can Carry Out a FRAEW?

PAS 9980 sets out competency requirements for FRAEW assessors. The assessor must have specific knowledge of fire engineering principles, external wall construction types, the materials used in residential building facades, and the PAS 9980 assessment methodology. Fire Safety Services's FRAEW assessors are chartered engineers with specific PAS 9980 competency, meeting RICS requirements for EWS1 sign-off.

What Do FRAEW Findings Mean for Building Owners?

The FRAEW findings determine the EWS1 rating assigned to the building. An A1 or B1 rating allows normal mortgage lending. A2, A3 or B2 ratings indicate concerns of varying severity and may restrict lending or require remediation. For building owners, the FRAEW also provides a clear understanding of the fire risk posed by their external walls and the remediation works that may be required.