Do I need an FRAEW?
If you own or manage a multi-occupied residential building in the UK, you’ve probably asked: “Do I need an FRAEW?” This guide gives a definitive, risk-based answer using a practical step by step approach. It explains when an FRAEW (Fire Risk Appraisal of External Walls) is not proportionate, when a basic PAS 9980 appraisal is justified, and when a full appraisal with further technical assessment is the responsible path.
Summary
- Not every building needs an FRAEW. Traditional masonry or concrete walls with only negligible combustible components typically do not require it; record the rationale in your main FRA.
- You do need an FRAEW where materials and/or façade configurations could promote external fire spread or compromise means of escape or firefighting.
- Proportionality is everything. PAS 9980 is a risk-based methodology: the output is a Low / Medium / High risk rating with proportionate actions, not a “pass/fail against new-build standards.”
- Outcomes range from “no action” to targeted mitigation (barriers/balconies) to partial/full remediation - guided by life-safety benefit, practicality, and cost-benefit.
What an FRAEW is (and isn’t)
An FRAEW is a structured, professional appraisal of the external wall system of an existing multi-occupied residential building. It focuses on the likelihood and consequences of fire spread over or within the façade and how that affects occupant life safety. An FRAEW supports your overarching Fire Risk Assessment (FRA) and the responsible person’s duties under the fire safety regime.
An FRAEW isn’t:
- a retrospective compliance audit of historic design/build,
- a substitute for an EWS1 (which is a lender/valuation tool),
- a guarantee that remediation is required - outcomes depend on risk.
Do I need an FRAEW? Step by Step
Step 1 - Building type
Is it a multi-occupied residential building (e.g., block of flats, student accommodation, sheltered/specialised housing, flat conversions)?
→ If no, seek specialist fire advice for your building type.
→ If yes, continue.
Step 2 - Wall construction
Are the external walls traditional masonry or concrete throughout, with only negligible combustible bits (seals, tiny membranes)? No combustible cladding/insulation systems present.
→ If yes, FRAEW usually not required. Record your reasoning in the FRA and move on.
→ If unsure or no, continue.
Step 3 - Combustible components
Is there any combustible cladding/insulation/attachment, e.g., ACM/HPL/timber rainscreens, polymeric insulation (EPS/PIR/PUR), ETICS with combustible cores, timber balcony decking or soffits, combustible spandrels or backing boards?
→ If none identified, you may justify no FRAEW; document evidence and logic.
→ If one or more present, continue.
Step 4 - Risk-raising configurations
Do you have continuous cavities behind panels; missing/damaged/poor cavity barriers; vertical continuity of combustible surfaces; overhangs/soffits that trap flames; cladding in close proximity to windows/AOVs; combustible balconies near escape windows?
→ The more of these you identify, the stronger the case for an FRAEW.
Step 5 - Height & fire-strategy context
Consider building height, evacuation strategy (“stay put” vs simultaneous), compartmentation quality, smoke control, suppression, firefighting access, and resident vulnerability (e.g., mobility constraints). These factors change consequences and therefore what risk is tolerable.
Decision - Proportionate path
- Outcome A - No FRAEW needed: Traditional construction, negligible combustibles, no risk-raising features, and context does not elevate risk. Document rationale in the FRA.
- Outcome B - Proportionate PAS 9980 FRAEW: Some combustibles/configurations present; you need a structured risk judgement using the PAS framework, with selective opening-up.
- Outcome C - FRAEW + Further Technical Assessment: Complex systems, higher-risk materials/configurations, or workmanship concerns. Expect deeper investigation/testing and, where appropriate, interim measures while permanent mitigations are designed.
What a competent FRAEW involves (technical detail)
- 1) Information capture & verification
Collate as-built drawings, façade details, O&M manuals, product data/classification reports, and prior surveys/tests.
Verify on site: visual inspection, measure-ups, photographs, and planned opening-up to confirm actual build-ups, product IDs, cavity barriers (type, position, continuity), fixings, and interfaces. - 2) Intrusive investigation (proportionate)
Define sample locations to achieve representative coverage (by façade type, exposure, height, typical details).
Record method statements, safe access, and making-good. Maintain chains of custody for samples sent for lab identification where required. - 3) System performance judgement
Combine material properties (ignitability, calorific value, heat-release, droplets/smoke) with configuration (continuity, barrier strategy, ventilation) to gauge rate and extent of possible external fire spread relative to known low- and high-risk typologies. - 4) Fire-strategy interaction
Evaluate how façade behaviour interacts with means of escape (AOV/window vulnerability, flame impingement), smoke control robustness, suppression, and firefighting intervention limits (time, access, water supplies). Consider ignition hazards (e.g., balconies, resident behaviours). - 5) Risk rating & proportionate actions
Output Low / Medium / High with explicit reasoning.
Define no action, monitoring/review, targeted works (barrier reinstatement, balcony measures, localised cladding adjustments), or partial/full remediation.
Where an immediate life risk is identified, recommend interim measures (e.g., temporary detection/alarms to support simultaneous evacuation where justified) while permanent works are progressed. - 6) Competence & QA
Expect assessors with relevant façade and fire-safety expertise, demonstrable experience with your wall types, appropriate PI insurance, and internal peer review.
Deliverables should include a clear scope and limitations, survey records, opening-up logs, photo appendix, risk reasoning, and a proportionate action plan aligned to life-safety benefit.
Real-world Illustrations
- Low-rise masonry block (1990s), no cladding; negligible combustibles
→ No FRAEW. Record low risk in the FRA with supporting evidence (drawings/inspection photos). Keep under periodic review as part of the FRA cycle. - Mid-rise (6–8 storeys), timber balconies near windows; otherwise masonry
→ FRAEW to address balcony ignition/spread risk; likely targeted balcony measures rather than wholesale recladding. - High-rise (>11 m) with ventilated rainscreen and polymeric insulation; patchy cavity barriers
→ FRAEW with intrusive checks. Depending on findings, rating may be Medium (needs refinement) or High, prompting further technical assessment and a prioritised remediation plan, with interim measures if needed. - Tall building with partial combustible cladding below certain levels but robust slab-edge fire-stops and reliable smoke control
→ FRAEW may conclude tolerable Medium with targeted works and a review interval, subject to evidence of barrier integrity and system behaviour.
EWS1 vs FRAEW (clear separation)
- EWS1 is a lender/valuation instrument used in mortgage markets.
- FRAEW is a life-safety risk appraisal under PAS 9980 principles to support your FRA and dutyholder decisions.
They can inform one another, but they are not interchangeable.
How to Prepare for an FRAEW
- Assemble a Pre-FRAEW Document Pack: drawings, façade schedules, O&Ms, product literature, prior test/classification evidence, previous surveys.
- Provide safe access (MEWPs, cradles, roof access) and agree opening-up points in advance; line up making-good.
- Share the latest FRA and evacuation strategy, plus records for smoke control and suppression systems.
- Identify constraints (resident vulnerabilities, shift patterns, site curfews) that affect inspection windows.
- Nominate a single point of contact for queries and approvals to avoid delay.
When remediation is (and isn’t) the answer
An FRAEW may conclude that the building is tolerably safe with no works required. Where measures are recommended, they should be risk-proportionate and practical. Typical outcomes include:
- reinstating or upgrading cavity barriers and fire-stops,
- treating or replacing combustible balcony elements,
- localised cladding adjustments (e.g., around openings),
- enhanced detection/alarms as an interim risk control — not as a substitute for necessary permanent works,
- partial or full remediation where justified by life-safety benefit.
Do I Need a FRAEW Survey?
If you’re responsible for a residential building and unsure about the safety of its external walls, speak to a competent FRAEW provider. At Anstey Horne, our expert team of fire engineers and surveyors deliver independent, proportionate, and fully compliant FRAEW Surveys.
Get in touch with us today to arrange a no-obligation consultation - please call 020 4534 3130.
If you'd rather we called you, or for further information on FRAEW Surveys please fill in our contact form and we will be in touch.
For further information on all aspects of this service see the collection of articles in our blog.
To commission an FRAEW please call 020 4534 3130.
For further information on Fire Risk Assessment, Retrospective Fire Strategies, FRAEWs or advice in respect of your obligations as a building owner, developer or manager, please contact :
Sarah Taylor
Business Support Manager
Building Surveying
London