FRAEW Bristol
If you manage, own, or control a residential building in Bristol, you need clarity on external wall fire risk. An FRAEW in Bristol gives you that clarity. It provides a structured, evidence-led assessment of the external wall system, including cladding, insulation, cavity barriers, fire stopping, balconies, and attachments. You use the report to make decisions, demonstrate due diligence, and plan proportionate remediation where the risk demands it.
This guide explains what you get from a professional FRAEW Bristol service, when you should commission it, how the assessment works in practice, what “good” looks like, and how you use the findings with residents, lenders, insurers, and regulators.
What FRAEW Bristol means in practice
A Fire Risk Appraisal of External Wall construction (FRAEW) focuses on the external wall system and associated features that can contribute to fire spread. It typically draws on PAS 9980 as the primary framework for assessing risk in external wall construction on existing multi-storey residential buildings.
FRAEW Bristol is not a tick-box exercise. It should answer practical questions you face as a dutyholder:
- Could fire spread rapidly on the outside of this building, or within its external wall build-up?
- Does the construction support compartmentation and fire strategy, or undermine it?
- Where does uncertainty remain without opening up?
- What actions reduce risk most effectively, and in what order?
- What evidence do lenders, insurers, and residents need to see?
A robust assessment gives clear outcomes, explains the reasoning, and sets proportionate recommendations that match the level of risk and the building’s context.
Who commissions a FRAEW Bristol assessment
You usually commission FRAEW Bristol if you act as one of the following:
- Freeholder or building owner
- Right to Manage company directors
- Managing agents and block managers
- Developers retaining an interest in existing residential assets
- Housing associations and local authority housing teams
- Resident management companies
- Building safety teams preparing safety cases or remediation programmes
You may also commission a FRAEW Bristol assessment as a buyer, seller, or funder when a transaction depends on external wall risk clarity.
When you should commission FRAEW Bristol
You do not need to wait for a crisis. Commission early when you see uncertainty, conflicting historic records, or stakeholder pressure. Common triggers include:
- A lender asks for evidence on external wall fire risk, or a valuation stalls due to EWS uncertainty
- You identify combustible materials, rainscreen systems, timber balconies, or extensive insulation in external walls
- You plan major works, window replacement, re-cladding, balcony refurbishment, or façade cleaning that could expose build-ups
- You hold incomplete as-built information, non-traceable product data, or unclear cavity barrier installation records
- Residents raise concerns about cladding, fire spread, or evacuation arrangements
- You need to prioritise spend across a portfolio, and you want a consistent evidence base
- Insurers apply exclusions, premium increases, or policy conditions tied to façade risk
- You want to demonstrate active risk management under your fire safety duties
An FRAEW in Bristol can also support a sensible decision not to remediate. If the evidence shows low risk, you can avoid unnecessary cost and disruption.
How FRAEW Bristol fits with your legal and compliance duties
External wall risk sits at the intersection of building safety and fire safety duties. A FRAEW Bristol assessment helps you evidence competent risk management by:
- Identifying external wall features that could increase the likelihood of fire spread
- Evaluating how the façade interacts with the building’s fire strategy and compartmentation
- Supporting prioritised actions, including interim risk controls and longer-term remediation
- Producing documentation you can share with stakeholders to show a reasoned approach
You should treat an FRAEW in Bristol as one part of a wider compliance picture. You still need a suitable and sufficient fire risk assessment for the building’s common parts, plus competent inspection and maintenance of fire doors, alarms, emergency lighting, and fire stopping as applicable. The external wall appraisal complements that broader risk management.
What you get from a high-quality FRAEW Bristol service
A professional FRAEW Bristol deliverable should give you decisions, not just descriptions. You should expect:
- A clear description of the external wall system and associated attachments
- An explanation of knowns, unknowns, and the evidence base
- A risk assessment in line with PAS 9980 principles, tailored to your building
- Photographic records and marked-up elevations where helpful
- A clear statement on whether intrusive inspection is required, and why
- A prioritised action plan that separates immediate risk controls from longer-term works
- A remediation outline if needed, including options and practical sequencing
- A limitations section that tells you exactly where uncertainty remains
The report should also speak your language. You need to brief residents, answer lenders, and instruct contractors. The best FRAEW Bristol reports make those conversations easier.
How a FRAEW Bristol assessment works step by step
You get better outcomes when the team follows a structured process and makes evidence gaps visible early. A typical approach looks like this.
Step 1. Desktop information review
Your assessor reviews available information, which may include:
- As-built drawings and specifications
- O&M manuals and façade package information
- Fire strategy and any historic façade assessments
- Records of refurbishment, window replacement, or balcony works
- Product datasheets and installation details if traceable
- Photographs, drone imagery, and maintenance records
- Previous EWS1 forms, if they exist, and the basis used
You should not worry if you lack complete records. Many buildings do. A good FRAEW Bristol process turns that uncertainty into a plan for targeted verification, rather than guesses.
Step 2. Site inspection and visual survey
Your team inspects accessible areas to understand construction type, façade zones, openings, penetrations, and potential pathways for fire spread. The inspection typically covers:
- Cladding and rainscreen build-up indicators
- Window interfaces and spandrel panels
- Balconies, decking, soffits, and brise soleil
- External insulation and render systems
- Cavity ventilation, fire barrier indicators, and compartment line features
- Service penetrations and external risers
- Roof edge details and parapets
- Ground floor interfaces, podiums, and façade transitions
Step 3. Evidence-led risk assessment
The assessor evaluates the likelihood and consequence of external fire spread and internal spread within the external wall build-up. They should explain how building height, occupancy, geometry, fire strategy, and fire service access affect outcomes.
In plain terms, your assessor should answer:
- If a fire starts in a flat and breaks out of a window, how does the façade behave?
- If a fire starts externally, can it propagate up the façade or into cavities?
- If cavities exist, do cavity barriers and fire stopping interrupt spread?
- Do balconies and attachments create bridging routes between floors?
Step 4. Decide if you need intrusive inspection
Many buildings require some opening up to confirm materials and cavity barrier installation. A credible FRAEW Bristol report does not treat intrusive inspections as automatic. It uses a reasoned threshold based on risk and uncertainty.
Intrusive inspection becomes more likely when:
- You suspect combustible materials or insulation, but you cannot confirm by evidence
- You see façade details that commonly hide cavity defects
- You find inconsistent refurbishment records across elevations
- You identify complex interfaces around windows, balconies, and parapets
- The building height and evacuation strategy increase consequences
When you do open up, you want targeted locations that answer the key uncertainties. That reduces cost and disruption.
Step 5. Report, action plan, and stakeholder-ready outputs
You should receive a report that you can use. That means clear prioritisation, practical recommendations, and language suitable for non-technical readers alongside technical justification.
If you need works, an FRAEW survey in Bristol should set out the sensible path from “risk identified” to “risk reduced.”
Intrusive inspections for FRAEW Bristol. What they involve
If the assessment calls for intrusive work, we plan it to minimise disruption and maximise evidence value. Typical intrusive activities include:
- Removing small sections of cladding or façade panels to confirm build-up
- Inspecting cavity barriers at slab edges and around openings
- Checking fire stopping around penetrations and at compartment lines
- Sampling insulation type and thickness
- Verifying balcony construction interfaces where fire spread could bridge floors
- Using borescopes where appropriate, with clear limitations
We also manage access and resident communications properly. You need cooperation and clear boundaries for what the intrusive team will do, where, and when.
What the difference between an FRAEW and an EWS1?
Many people use EWS1 as shorthand for external wall risk evidence. You should regard an EWS1 as a form used in a specific context, typically linked to mortgage lending requirements. An FRAEW is the underlying technical appraisal work that can support decisions, remediation planning, and stakeholder assurance.
In practice:
- FRAEW gives you the technical basis and risk reasoning
- pas, where applicable, provides a standardised lender-facing summary
You may need one, both, or neither depending on the building and external wall makeup. Focus on the risk management outcome, not the paperwork.
Typical external wall risks a FRAEW Bristol assessment must address
Every building differs, but your assessor should explicitly consider:
- Combustible cladding products and their fire performance
- Combustible insulation within the external wall build-up
- Missing, poorly installed, or discontinuous cavity barriers
- Unprotected EPS, PIR, or similar insulation in vulnerable configurations
- Timber balconies, decking, or soffits that can support flame spread
- Stored items on balconies that increase ignition and fuel load
- Poor detailing around windows and spandrels that creates chimney effects
- Service penetrations that bypass compartmentation
- Façade features that allow fire to leap floors, such as recessed balconies and continuous cavities
- External attachments, signage, and retrofit elements that introduce combustible components
A good FRAEW report should not just list issues. It should explain which issues matter most for your building and why.
How you use FRAEW Bristol to plan remediation properly
If your report recommends remediation, treat it as the start of a controlled programme, not an emergency scramble. Use the findings to:
- Define the scope accurately before you appoint designers
- Prioritise the highest-risk elevations or details first
- Separate essential risk reduction from aesthetic upgrades
- Choose solutions that integrate with the building’s fire strategy and maintenance needs
- Plan access, temporary works, and resident impacts early
- Build a clear audit trail for decision-making
A strong FRAEW Bristol report helps you avoid two expensive mistakes:
- Over-remediation based on a poor understanding of risk rather than evidence
- Under-remediation that leaves risk unmanaged and creates future liability
FRAEW Bristol deliverables that help you deal with lenders and insurers
Stakeholders care about evidence quality, traceability, and competence. Your pack becomes more persuasive when it includes:
- Clear description of the external wall system with photographs
- Evidence of materials and construction, including opening-up records where undertaken
- Reasoned risk conclusions aligned to PAS 9980 principles
- A prioritised action plan with practical timescales and ownership
- A remediation pathway if needed, including interim controls
- Clear statement of limitations and how you will address them
When you share information, you should also include a resident summary that explains what you found, what you will do next, and what it means for safety.
Fees and value. How FRAEW Bristol costs are built up
You should expect costs to vary because buildings vary. Typical fee build-up includes:
- Building information review and planning
- Site inspection time, travel, and access management
- Photography and documentation
- Risk evaluation and internal technical review
- Report production and quality assurance
- Optional intrusive inspection planning and supervision
- Optional sampling, lab testing, and specialist input where justified
- Resident and stakeholder communications support where you need it
A good FRAEW report reduces uncertainty and prevents wrong decisions. The cheapest report can become the most expensive if it fails to answer lender questions or forces unnecessary works.
Competence and quality assurance. What you should demand
External wall fire risk sits in a specialist area. You should choose a team that combines façade understanding, fire behaviour knowledge, and strong reporting discipline.
A competent FRAEW provider should be able to demonstrate:
- Relevant professional competence and experience with external wall appraisals
- Understanding of PAS 9980 methodology and proportionality
- Ability to specify and interpret intrusive opening-up evidence
- Clear independence and robust quality assurance
- Capacity to support remediation pathways, not just report problems
How to prepare for your FRAEW Bristol survey
You can speed up delivery and improve quality by preparing the following:
- A single point of contact for access and document collation
- Any drawings, O&M manuals, and refurbishment records you hold
- A copy of the fire strategy if available
- Details of known issues, resident concerns, or recent incidents
- Access to common parts, roof areas, risers, and sample flats if agreed
- Permissions for drone photography if needed and safe to do
- A plan for resident notifications and access etiquette
In preparation for intrusive work, plan resident communications early. Residents need to understand what will happen, why it matters, and how you it will protect their homes.
FRAEW Bristol for different Bristol property types
Bristol includes a wide mix of residential buildings. Your assessor should tailor the approach to the realities of each type.
City-centre apartment blocks and mixed-use schemes
These can include complex façades, podium decks, above-ground parking, and cladding interfaces around retail. Focus on compartment lines, podium transitions, and balcony details.
Refurbished residential blocks
Refurbishments often introduce new façade layers, replacement windows, and insulation systems. Focus on traceability of products and installation quality, not just design intent.
Social housing portfolios
You need consistency across multiple blocks. A strong FRAEW Bristol approach helps you prioritise risk and budget across a programme while maintaining a clear audit trail.
Converted buildings
Conversions can create non-standard cavity routes and interface details. Focus on concealed voids, window interfaces, and fire stopping continuity.
FAQs - FRAEW Bristol
What does FRAEW Bristol stand for?
FRAEW Bristol refers to a Fire Risk Appraisal of External Wall construction for a residential building in Bristol. It assesses how the external wall system could contribute to fire spread and sets proportionate actions to manage risk.
Do I need FRAEW Bristol for every residential building?
No. You should commission it when external wall construction creates uncertainty or credible risk, or when stakeholders require evidence. A competent assessor will explain why your building needs it, or why it does not.
Is FRAEW Bristol the same as a fire risk assessment?
No. A fire risk assessment covers the building’s overall fire precautions and risks. FRAEW Bristol focuses specifically on external wall construction and related features that can influence fire spread.
Does FRAEW Bristol always require intrusive inspections?
No. Many buildings benefit from targeted opening up, but the need depends on the level of risk and the level of uncertainty. A good report makes that decision transparent and evidence-led.
How long does FRAEW Bristol take?
Timescales depend on building complexity, access, document availability, and whether you need intrusive works. You can reduce delays by preparing documents, coordinating access, and agreeing survey scope early.
What should I do if the report identifies urgent risk?
Act immediately on the recommended interim controls and communicate clearly with residents and stakeholders. Then move quickly into a defined remediation pathway. A good provider will prioritise actions and help you sequence them.
Will FRAEW Bristol help with mortgage lending and sales?
It can. A robust appraisal provides the evidence base lenders and valuers often need to understand external wall risk and make decisions. Outcomes vary by lender and building specifics.
Can I share the report with residents?
Yes, but do it carefully. Provide an accessible summary that explains findings, actions, and timelines. Avoid technical overload. Your managing agent or building safety lead should control messaging and provide a point of contact.
What information should the report include about materials?
It should describe the external wall build-up and provide the evidence basis. If the assessor cannot confirm materials without intrusive work, they should say so clearly and propose targeted verification.
What happens after FRAEW Bristol if remediation is required?
You usually move into design development, contractor procurement, and project delivery. You should also update your wider fire risk assessment and building safety documentation to reflect interim measures and remediation progress.
Conclusion - FRAEW Bristol
You commission FRAEW Bristol to remove doubt and manage risk with evidence and proportionality. The right appraisal gives you clarity on construction, a reasoned view of risk, and a practical route to action. It helps you communicate with residents, answer lenders and insurers, and plan remediation only where it truly reduces risk.
If you need an FRAEW in Bristol, start with a focused scope, gather your records, and choose a competent provider that can inspect, evidence, and explain. When you treat the appraisal as a decision tool, not a formality, you protect residents, control cost, and move forward with confidence.
Contact
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.
Commission a PAS 9980-aligned FRAEW first to set your safety strategy, and let that evidence support any EWS1 a lender requests. You’ll cut duplication, reduce resident disruption, and make faster, better-defended decisions.
Get in touch with us today to arrange a no-obligation consultation - please call 020 4534 3130.
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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
Thomas Mead-Herbert
BSc (Hons) MRICS C.BuildE MCABE
Director
Building Surveying
London