FRAEW FAQs for Responsible Persons & Managing Agents
If you act as a Responsible Person or managing agent for residential blocks in England, this FAQ distils your most common FRAEW FAQs into clear, practical answers. We focus on what you need to do, when to do it, and how to demonstrate proportionate compliance. Where we state formal points, we anchor them to recognised sources.
FAQs - What is a FRAEW?
A FRAEW is a structured, risk-based appraisal of a building’s external wall construction. Its purpose is to help the Responsible Person (RP) decide if external wall materials and detailing present an intolerable risk to life safety in the event of fire, and to inform their building’s Fire Risk Assessment (FRA) and management plan. In practice, the FRAEW follows PAS 9980 methodology and focuses on how the external wall may contribute to fire spread and whether the risk is tolerable or needs mitigation (management measures and/or remediation). It is not a product compliance audit or a retrospective audit against the latest Approved Document B.
Key Principle : PAS 9980 is risk-based. It asks whether the wall’s overall risk profile is tolerable, and what reasonable steps are proportionate, rather than treating any single material as automatically unsafe.
Resource :
What is a FRAEW Survey? A Complete Guide
Understanding PAS9980 – FRAEW Guidance
FAQs - Do all buildings need a FRAEW?
No. Many do not. Where external walls are clearly low risk (e.g., entirely masonry or concrete with limited combustible attachments), a FRAEW is usually unnecessary. Where there’s a reasonable suspicion that the external walls could contribute to uncontrolled fire spread, a FRAEW should be commissioned.
Practical rule of thumb: If your FRA flags external wall concerns (e.g., cladding, insulation, timber balconies, spandrels, cavities, or atypical detailing), you will likely need a PAS 9980 appraisal. If your FRA confirms no material concerns, you should document why a FRAEW is not proportionate.
FAQs - How does a FRAEW relate to my FRA and EWS1?
- FRA: The Fire Risk Assessment covers the building’s overall fire safety arrangements. If the FRA identifies potential external wall risk, it should recommend commissioning a FRAEW to inform risk control measures.
- FRAEW: A specialist appraisal of external walls using PAS 9980. Its output feeds into the FRA and the ongoing fire safety management plan, including any interim measures and longer-term remediation where proportionate.
- EWS1: This is not a life safety assessment. It is a lender-facing form to help value and mortgage individual flats. An EWS1 often relies on the findings of a FRAEW (or equivalent) to complete it. Think: FRAEW → evidence base; EWS1 → market paperwork.
Resource : EWS1 vs Fire Risk Assessment: What’s the Difference?
Is PAS 9980 mandatory?
PAS 9980 isn’t law, but it is widely adopted as the accepted UK methodology for external wall appraisal in existing residential buildings. Regulators and the market expect RPs to follow it or use an equivalent approach that’s demonstrably robust and risk-based. In practice, insurers, valuers, lenders, and enforcement teams look for PAS 9980 alignment.
FAQs - What types of buildings does a FRAEW typically cover?
- Residential buildings including purpose-built blocks, mixed-use assets with residential elements, student accommodation, and some care/extra care schemes.
- Other building types may be appraised where external wall risk is a concern, but the primary focus (and market expectation) is on multi occupancy residential buildings.
Resource : Do I need an FRAEW?
FAQs - When should I commission a FRAEW?
Commission a FRAEW when your FRA or due diligence indicates the external walls could contribute to uncontrolled external or internal fire spread. Triggers include:
- Presence of combustible materials in cladding, insulation, spandrels, infill panels or balconies.
- Tall buildings (often ≥ 11m) or complex facades where fire spread routes are unclear.
- Evidence of previous façade incidents (e.g., balcony fires), cavity spread concerns, or missing fire barriers.
- Changes in use or occupancy that increase vulnerability.
- Mortgage/employer’s agent/insurer request for a PAS 9980 assessment to inform management and/or valuation processes.
Resource : When is a FRAEW Required? Trigger Events and Risk Factors
FAQs - What does a good FRAEW include?
A competent FRAEW will:
- Describe the building and facades (materials, systems, attachments, cavity barriers, firestopping, interfaces, balconies).
- Set out a reasoned risk appraisal against PAS 9980 factors (ignition potential, fire spread pathways, firefighter access/fire strategy context, evacuation strategy, etc.).
- Explain the assumed performance in fire, referencing available product data, site findings, opening-up results, and known defects.
- Conclude with a risk rating (e.g., tolerable or not) and proportionate recommendations (management, mitigations, remediation, timelines).
- Be prepared by a competent person/team with façade fire expertise.
Will a FRAEW always require intrusive opening-up?
No. PAS 9980 supports a proportionate approach. Opening-up is often needed to confirm construction, but not always. The assessor should justify intrusive works by explaining what is necessary to address uncertainties that materially affect the risk conclusion. If the construction is already known (e.g., via reliable as-built records and previous verified investigations), the scope can be reduced.
How do you decide what’s “proportionate”?
Proportionality is the cornerstone of PAS 9980. The assessor weighs the likelihood of fire spread and the consequences for life safety, considering building height, layout, fire strategy (including evacuation), resident vulnerability, fire service intervention, and the façade’s behaviour. The output should be clear, reasoned, and justified - not a box-ticking exercise.
What are typical FRAEW outcomes?
- Tolerable risk with routine management (e.g., maintenance, housekeeping, minor detailing improvements).
- Tolerable risk with mitigations (e.g., removing/replacing specific attachments, fire protection to cavities, improved compartmentation/interfaces, enhanced detection/alarms as interim measures).
- Intolerable risk requiring remediation, prioritised by life safety impact and operational practicality.
What if the FRAEW says the risk is intolerable?
The Responsible Person should implement reasonable interim measures (e.g., remove high-risk attachments, restrict balcony use, upgrade detection/alarms), plan proportionate remediation, and update the FRA and safety management plan. The assessor should give prioritised, practicable steps and timescales.
Does a FRAEW determine compliance with the Building Regulations?
No. A FRAEW does not retrospectively certify compliance with Approved Document B or older standards. It is a risk appraisal to inform the RP’s duties (management and safety). Where remediation is recommended, design solutions must be developed by competent designers and contractors to meet current regulatory expectations for the works.
Who can carry out a FRAEW?
A competent façade fire engineering team with experience in PAS 9980, façade systems, fire dynamics, and construction. They should be able to plan and supervise intrusive investigations, interpret test evidence, and provide defensible, proportionate recommendations that align with fire strategies and operational realities.
How long does a FRAEW take?
It depends on building size/complexity, access, investigative requirements, and data availability. Straightforward low-rise schemes can be appraised quickly; complex high-rise mixed-facade assets with opening-up and stakeholder coordination may take longer. Early coordination on access and records typically reduces time.
How much does a FRAEW cost?
Costs vary based on scope, investigations, and reporting needs. A typical starting point (including a modest allowance for opening-up) is often in the low five figures, with complex portfolios costing more. Clear scoping up front avoids surprises.
Will I always need an EWS1 after a FRAEW?
Not always. EWS1 is only needed if requested for valuation/mortgage purposes. If you do need one, your completed PAS 9980 appraisal usually provides the evidence base to support the EWS1 decision. For buildings without residential sales or re-mortgages, an EWS1 may not be necessary.
What are the common issues you find?
- Combustible attachments (e.g., timber/composite balconies, decorative rainscreen features) providing a route for rapid vertical fire spread.
- Inadequate or missing cavity barriers and firestopping, especially at interfaces and around openings.
- Mismatched or undocumented materials (e.g., insulation behind seemingly benign façades).
- Design/installation defects that undermine expected fire performance.
- Management gaps (e.g., storage on balconies) raising ignition potential and spread risk.
Do you always recommend remediation?
No. We recommend proportionate measures. Many buildings reach tolerable risk through targeted mitigations (e.g., removing selected attachments, addressing localized barriers, improving compartmentation) without full façade replacement. Where remediation is recommended, we prioritise life-safety benefit and practicality.
How do interim measures fit in?
If the appraisal identifies intolerable risk, interim measures may be needed to reduce risk while longer-term solutions are planned. These can include enhanced detection/alarms, management controls (e.g., balcony restrictions), or temporary protection. Interim measures should be risk-led, time-limited, and reviewed regularly.
What does “tolerable risk” actually mean in practice?
Tolerable risk means the external wall’s contribution to fire spread is considered acceptable when viewed alongside the building’s broader fire safety strategy and management. It does not mean “zero risk”, nor does it automatically imply full compliance with current standards. It means the Responsible Person can manage the residual risk through proportionate controls.
How should I record and communicate the FRAEW outcome?
- Update the FRA with the FRAEW findings, actions, and timescales.
- Maintain a clear action tracker (interim measures, mitigations, remediation) with responsibilities and dates.
- Provide resident-friendly summaries that explain the situation, next steps, and what residents can do.
- Coordinate with insurers, lenders, and valuers as needed to align expectations and documentation.
How do you ensure recommendations are proportionate?
We benchmark the façade’s actual fire behaviour risk against credible scenarios, the building’s fire strategy, and operational factors (e.g., detection/suppression, fire service response). We then set out a graded plan - from management measures to targeted mitigations to remediation - explaining why each step is reasonable and what life-safety benefit it delivers. This documentation helps RPs defend decisions to stakeholders.
What about balcony fires - are timber/composite balconies always unacceptable?
No. But they frequently elevate risk, particularly where they are closely stacked, connected to combustible façades, or used/storage increases ignition. A FRAEW assesses their context (distance to glazing, barriers, soffits, separation) and may recommend management controls or selective replacement.
Do you handle opening-up and making good?
Yes. We plan intrusive investigations proportionately, agree safe access, supervise sampling where needed, and specify making-good. We coordinate with managing agents and residents to minimise disruption.
What level of evidence is needed for a robust FRAEW?
- Sufficient as-built documentation, drawings, and specifications (where available).
- Targeted opening-up to confirm hidden construction where uncertainty affects risk conclusions.
- Product data/test evidence where relevant to fire performance (with context).
- Photographic records and a clear audit trail linking site findings to conclusions.
Do you provide prioritised action plans?
Yes. Our reports include a clear priority matrix with interim measures, mitigations, and (if required) remediation, alongside recommended timescales. We also provide resident-friendly summaries for residents and explanation of any required access.
Contact - FRAEW FAQs
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 FAQs on an FRAEW 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