FRAEW Survey London
If you’re looking for FRAEW survey in London that’s clear, practical and proportionate, you’re in the right place. This page explains exactly what a Fire Risk Appraisal of External Walls (FRAEW) is, when you need one in London, how our end-to-end service works, what you’ll get at the end, and how we keep things risk-based and sensible in line with PAS 9980:2022. We use active, straightforward language and we keep our recommendations rooted in the standard, so you can make confident decisions, fast.
What is an FRAEW?
An FRAEW is a structured, risk-based appraisal of the external wall construction of an existing residential building. It assesses the likelihood and consequences of fire spreading over or within the façade — then sets out proportionate measures (if any) to keep residents safe. The methodology comes from PAS 9980:2022, which is a national code of practice created to bring consistency, proportionality, and competence to external wall assessments after the Grenfell Tower tragedy. The output is used to inform your building’s Fire Risk Assessment (FRA) and action plan.
Key points straight from PAS 9980:
- It is risk-based, not a compliance audit of historic or current Building Regulations. The goal is life safety through proportionate control of external fire spread.
- It’s intended for competent professionals (typically fire engineers or suitably skilled façade/building professionals working with fire specialists).
- It uses a five-step assessment approach that weighs materials’ fire performance, façade configuration, and building fire strategy/hazards to reach a low / medium / high relative risk outcome.
Who in London needs an FRAEW?
You typically need an FRAEW where combustible materials may be present in the external wall build-up or where the building’s FRA indicates façade concerns that affect life safety. PAS 9980 covers multistorey, multi-occupied residential buildings (including purpose-built blocks of flats, student accommodation, sheltered/specialised housing, and buildings converted into flats). Not all buildings require an FRAEW: for example, many traditional masonry/concrete external walls with negligible combustible content present acceptably low risk and may not need this specialist appraisal.
London context: the capital has a vast mix of 1960s–2000s estate blocks, new-build mid-rise developments, and mixed-use podium schemes with partial rainscreen cladding, balconies, and complex façades - all of which can affect the rate and consequence of external fire spread and should be judged holistically and proportionately under PAS 9980.
What does an FRAEW actually evaluate?
Under PAS 9980, the assessor looks at three groups of risk factors to arrive at a relative risk rating:
- Fire performance of materials, components and systems: combustibility, reaction to fire, location and quantity (e.g., insulation, cladding panels, membranes), workmanship/installation quality and whether cavities and cavity barriers are present and effective.
- Façade configuration: the layout and extent of combustible elements; continuity of cavities; vertical/horizontal runs; soffits and overhangs; proximity to windows, spandrels, escape route openings or AOVs; balconies/attachments; and potential external ignition sources (e.g., parked vehicles, bins).
- Fire strategy / hazards & FRS intervention: the building’s evacuation strategy (often stay put), compartmentation, smoke control and suppression, resident profile, and realistic Fire and Rescue Service access/facilities for effective intervention.
The critical, PAS-aligned question is not “does the wall meet new-build rules”, but “is the external fire spread risk low, tolerable, or high for life safety in this building?” Remedial measures, if needed, must be risk-proportionate - not “off-the-peg” replacements.
How our FRAEW London service works (end-to-end)
1) Scoping and document study
We begin by clarifying the building scope (height, storeys, uses; any mixed-use podiums), and gathering available records: drawings, O&M manuals, product specs, previous façade reports, and the latest FRA. Where data is limited or inconsistent - common in legacy London schemes - we plan targeted on-site verification rather than excessive opening-up.
2) Site survey and selective intrusive inspection
We create a sampling plan focused on high-value locations (typical elevations, critical junctions, fire-stopping interfaces, balcony zones, and any reported defect areas). In addition we confirm as-built wall build-ups, identify materials (including insulation types, membranes, support rails, sheathing, panel grades), and verify cavity barrier presence/placement/condition. We document all findings with geo-tagged photos and plans to ensure traceability and limit re-opening.
PAS 9980 emphasises minimising opening-up, expanding only where findings warrant it, and avoiding unnecessary disruption/costs - an important concern for occupied London blocks.
3) Material/performance evidence gathering
Where needed, we obtain manufacturer data or arrange small-scale screening (e.g., calorific potential, reaction-to-fire indications) to characterise unidentified products. Large-scale testing (e.g. BS 8414) is not routine for FRAEWs and would only be considered if it’s the most appropriate way to resolve a specific uncertainty.
4) Risk appraisal using PAS 9980 methodology
We weigh the three risk factor groups and their positive/negative/neutral influence on the benchmark outcomes: expected external fire spread rate; likelihood of secondary fires; impact on means of escape; and effectiveness of FRS intervention for your building’s context. The output is a reasoned low / medium (tolerable or not) / high rating with clear rationale, not just a shopping list of defects.
5) Proportionate recommendations and action plan support
Where the risk is low, we say so and confirm no more action requyired. In instances where the risk is medium but tolerable, we recommend periodic review, targeted maintenance, or minor adjustments (e.g. improved controls for balcony hazards). Where the risk is medium (not tolerable) or high, we explain why, outline proportionate mitigations/remediation (partial vs full; starting with highest impact items), and flag interim measures only if genuinely needed (e.g., changes to alarm/evacuation, as appropriate). The building’s FRA should then be updated using our findings.
FRAEW London : What you get from us
- A clear, illustrated FRAEW report written in plain English, aligned to PAS 9980’s expectations for scope and format, and ready to inform your FRA and resident communications.
- Traceable evidence: sampling locations, photographs, materials identified, performance references, and a transparent appraisal trail.
- A proportionate action schedule, prioritised by risk reduction impact, cost-benefit and practicality — not a default recommendation to replace everything combustible.
- Competence assurance: we allocate assessors with the right skillsets for your façade type and building strategy, and we use peer review internally for quality control, reflecting PAS guidance on competence and ethics.
Why Proportionality Matters
PAS 9980 is explicit: apply proportionality and reasonable practicability, considering the benefit gained, practicality and cost of measures. Many London schemes can achieve acceptable safety without full recladding — for example, by treating specific combustible features, rectifying cavity barriers, or improving local details that most influence external fire spread and secondary fires. A measured approach avoids over-remediation, prolonged disruption, and unnecessary resident cost exposure.
FAQs: FRAEW London
Is an FRAEW the same as an EWS1?
No. EWS1 is a lender valuation tool. An FRAEW is a life-safety risk appraisal to inform the building’s FRA under the Fire Safety Order. An FRAEW report may support an EWS1, but it’s not a like-for-like substitute.
Do all London buildings with cladding need an FRAEW?
No. PAS 9980 recognises many masonry/concrete wall types with negligible combustible content as acceptable risk (no FRAEW). Where combustible materials are present or suspected, a proportionate appraisal may be warranted.
Our building is under 18 m - do we still need to worry?
PAS 9980 covers all heights and emphasises that while some lower-rise buildings may present tolerable risk even with certain combustibles, others could still be unacceptably high depending on façade configuration and ignition opportunities (e.g., continuous cavities, combustible balconies). Height influences consequences and FRS effectiveness, but it’s not the only factor.
Will you always recommend recladding?
No. We recommend the least intrusive measure that achieves tolerable risk for life safety — which might be localised works or detail corrections. Full recladding is reserved for cases where the risk remains high after proportionate options are considered.
How do you ensure competence?
PAS 9980 expects appropriate knowledge, skills and experience for the task, including understanding of façade systems and fire strategy. We assign specialists matched to your build-ups and building type, and we adopt peer review to support robust outcomes, exactly as the code encourages.
What we need from you to get started
- The latest Fire Risk Assessment (FRA) and any interim measures currently in place.
- Any as-built drawings, O&M manuals, product schedules, façade contractor submittals, or previous intrusive investigation reports (if you have them).
- Access arrangements (Rope/MEWP/abseil if required), plus resident communications support for short, targeted opening-up.
Communication and Resident Reassurance
We know London residents want clarity, timelines, and minimal disruption. We provide plain-English summaries for resident packs, explain the reasoning behind any interim steps, and help you sequence works to minimise noise and access time. Our reports are built so your Responsible Person can update the FRA accurately and demonstrate due diligence to London Fire Brigade and local authority teams.
A quick note on urgency and interim measures
If we identify an immediate life-safety concern, PAS 9980 expects the assessor to notify the Responsible Person as soon as possible with practical mitigation, and to recommend FRA updates reflecting urgency and timescales. Interim measures (like changes to detection/evacuation) are temporary and should be proportionate to risk; they are not a substitute for completing the right remediation.
Why Choose Us for FRAEW London?
- PAS 9980-aligned methodology with transparent evidence and proportionate advice.
- Competence matched to your façade type and building strategy, with internal review.
- Resident-friendly communications and targeted opening-up to minimise disruption.
- Actionable outputs that your FRA team, freeholder, managing agent and contractors can implement confidently.
FRAEW London : Pricing & timelines
Every building is unique. Costs and durations depend on size, access, façade complexity, number of wall types, and how much evidence already exists. We scope carefully to avoid over-sampling and we prioritise high-value openings. You get a fixed, transparent proposal before we start.
Conclusion
FRAEW survey in London doesn’t have to be confusing, disruptive or automatically expensive. With a PAS 9980-driven, proportionate approach, you can understand your real external wall fire risk and act sensibly - protecting life safety while avoiding unnecessary works. If you manage a London block with atypical façades, mixed cladding, balconies, or complicated podium interfaces, a well-scoped, evidence-based FRAEW will give you the clarity you need to plan confidently. Share a few building details and I’ll map out your path to a clear, defensible outcome.
Contact
If you’re responsible for a residential building and unsure about the safety of its external walls, get in touch. At Anstey Horne, our expert team of fire engineers and surveyors deliver independent, proportionate, and fully compliant FRAEW Surveys.
Provide your building’s location, storeys, façade types (if known), and what documentation you have available. We’ll outline a proportionate plan and get you a clear proposal today.
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