FRAEW Manchester
If you manage, own, lend against, or develop residential buildings in Manchester, you will see the phrase “FRAEW Manchester” appear again and again. Lenders ask for it. Valuers reference it. Residents worry about it. Managing agents need it to plan works and manage risk. Developers need it to keep schemes moving.
A FRAEW stands for Fire Risk Appraisal of External Walls. You use it to understand how a fire could spread over or within the external wall build-up and attachments of a building, and what you should do to reduce risk in a proportionate way. PAS 9980 provides the recognised methodology for this work and supports risk-based decision making that fits the reality of each building.
This blog post explains what you should expect from a high-quality FRAEW Manchester service, when you actually need one, how the process works, how to avoid duplicated effort with EWS1 requests, and how to keep your programme and cost under control. We deliver this service across all of Greater Manchester, including Manchester city centre, Salford, Trafford, Stockport, Tameside, Oldham, Rochdale, Bury, Bolton and Wigan.
What a FRAEW Manchester assessment does
A good FRAEW Manchester assessment gives you clear answers to the questions that stall decisions.
What sits in your external wall build-ups and attachments
You need clarity on cladding panels, insulation, membranes, sheathing boards, cavity barriers, fire stopping, balcony zones, spandrels, interface details around windows and doors, and any other features that could influence external fire spread.
What the life safety risk looks like in the real circumstances of your building
You need a risk-based conclusion that considers three areas together: Fire performance. Materials and system behaviour when exposed to fire. Façade configuration. How the building’s design and openings influence fire spread. Fire strategy and hazards. How your building operates in a fire event, including evacuation strategy and means of escape.
What you should do next, and how urgently
You want practical, proportionate recommendations and a clear priority order. You want a realistic path from uncertainty to evidence to action.
A FRAEW Manchester report does not exist to create paperwork. It exists to support decisions.
Who uses FRAEW Manchester reports and why it matters
Many service pages focus on one audience. That approach leaves gaps and it tends to underperform in search because it fails to answer the full range of search intent behind “FRAEW Manchester”. Real enquiries come from multiple parties. A strong blog post needs to speak to all of them.
Managing agents
You coordinate access, resident communication, contractor logistics, and interim measures. You need a clear scope, a predictable programme, and a report that you can turn into an action plan and resident updates.
Freeholders, RTM companies and resident management companies
You carry the responsibility for decisions and budgets and require defensible reasoning, not assumptions. You also need a report that supports procurement and planning if remediation follows.
Housing associations and local authority housing teams
You balance risk across a portfolio and you often manage mixed construction types. You need consistent methodology, but you also need building-specific judgement. A FRAEW Manchester service should help you prioritise, not just describe.
Developers, architects and contractors
You need an evidence base for options appraisal, cost planning, and remediation design. You also need a process that reduces delays at sales and refinance points.
Lenders and valuers
You need evidence that a competent professional assessed the external wall system. You also need clarity on how a FRAEW differs from EWS1 and how each document supports different decisions.
Residents and prospective buyers
You want clear answers, plain-English explanations, and reassurance based on evidence. You also want a predictable plan for access and disruption.
When you need a FRAEW Manchester appraisal
You typically need a FRAEW Manchester appraisal when you face any of the following triggers.
You suspect combustible materials or uncertain wall build-ups
If the external wall construction includes, or may include, combustible elements, you need an appraisal that moves beyond assumptions. Many buildings hold incomplete as-built information, especially where refurbishments or partial interventions occurred over time.
You face transaction, refinance, or valuation pressure
A sale or refinance can stall when stakeholders feel uncertain about external wall risk. A well-structured FRAEW Manchester report can help you explain what you know, what you verified, and what actions you plan.
You need to plan or justify remediation
If you need to remediate, you need a clear evidence-led scope. If you do not need to remediate, you need a report that explains why the risk remains tolerable and what you will do to maintain safety.
You manage higher-risk buildings or complex residential stock
Many high-rise blocks across Manchester and Salford sit under increased scrutiny. An FRAEW appraisal in Manchester strengthens your evidence base around external walls and helps you prioritise actions.
You want to avoid unnecessary interim measures
Interim measures can cost a great deal and they can impact residents. You should only implement them when the evidence supports them. A proportionate FRAEW Manchester appraisal helps you avoid reactive decision-making.
When you might not need a FRAEW Manchester assessment
Not every building needs a full PAS 9980 appraisal. Some buildings present an acceptable life safety risk from external walls and you can reach that view through a focused desktop review and site verification.
For example, where external walls comprise only masonry or concrete and the building lacks consequential combustible materials, you may not need to progress into full intrusive investigation. The key lies in evidence and verification. You should still ask a competent professional to confirm what the building actually contains.
FRAEW Manchester vs EWS1: how to avoid confusion and duplicated cost
People often use “PAS 9980”, “FRAEW” and “EWS1” as if they mean the same thing. They do not.
EWS1 exists to support lenders and valuers with a consistent external wall system assessment format for valuation and lending decisions.
A FRAEW Manchester appraisal under PAS 9980 focuses on life safety risk from external wall fire spread and supports decisions about mitigation and remediation.
How you avoid paying twice
Start with the question. What decision do you need to make? If you need to manage life safety and plan actions, you need the FRAEW Manchester appraisal. If your lender or valuer requires EWS1, you may need that form as well, but you should align your evidence early to avoid repeat surveys.
The biggest waste happens when a building owner commissions disconnected pieces of work that answer the same question in different formats. A staged approach avoids that problem.
Our staged FRAEW Manchester service: a smarter way to control cost and programme
A staged service works especially well in Greater Manchester where you see: Mixed façades across the same site. Partial refurbishment history. Access constraints in dense urban settings. Multiple stakeholders with different information needs.
We use a staged approach to give you clarity quickly, then scale the work only as far as your building requires.
Stage 1: Desktop review and triage in one week
You provide the core information you already hold. We review documents, identify gaps, and set a clear plan. This stage typically completes within one week once you supply the key building information.
This stage helps you answer: Do you need a PAS 9980 FRAEW Manchester appraisal at all? What external wall types and attachments exist and where do they sit? Which uncertainties matter to the risk conclusion? What access do you need and what openings would give representative evidence? How can you reduce disruption while still achieving certainty?
Stage 2: Site inspection and on-site verification
We inspect the external walls, attachments, and key interfaces. We confirm what we can visually, then we define the minimum intrusive strategy needed to resolve remaining uncertainty.
Stage 3: Intrusive inspection within three weeks, subject to access
When the building needs opening up, we plan it tightly. You confirmed the standard timing for this phase as three weeks and we build it into the delivery plan. We target representative locations across elevations and wall types. We record exactly where we opened up and what we found, with clear photographic evidence and a robust audit trail.
Stage 4: Reporting and action plan
We produce a clear FRAEW Manchester report aligned to PAS 9980 methodology. We link evidence to conclusions. Our reports set out next steps, urgency, and priorities. We explain where you can act immediately and where you need further design or procurement.
This staged approach helps you avoid unnecessary intrusive work, while still reaching decisions you can defend.
What you should expect in a high-quality FRAEW Manchester report
A strong report reads as a decision document. It does not read as a set of technical notes that leave you guessing.
You should expect: A clear building description We set out height, storeys, use, occupancy, and any constraints that influence fire safety decisions.
A structured description of external wall systems and attachments We identify systems by elevation and type. We include interfaces and attachments because they often influence risk as much as the cladding itself.
A description of the building’s fire strategy and relevant hazards We explain how the building aims to perform in a fire scenario, including evacuation assumptions and means of escape. This context matters because it shapes the significance of external wall risk.
A transparent evidence base We set out what we reviewed, what we verified, and what uncertainty remains. Stakeholders trust reports that show the evidence trail.
Clear details of intrusive inspection where it occurred We record locations, the extent of opening up, and reinstatement. We present evidence in a way you can reuse later, including for design and procurement.
Reasoned conclusions that link risk drivers to recommendations We explain what drives risk in your building. We explain why we recommend particular actions. We avoid generic statements.
Proportionate recommendations with prioritisation We set out what you should do first, what you can schedule later, and what you can monitor. We aim for practical measures that reduce risk in a cost-aware way.
Interim measures only where evidence supports them Interim measures can create ongoing cost and resident impact. A strong appraisal treats them as a last resort, not a default.
Why Manchester buildings need a practical, local delivery approach
Manchester’s building stock creates recurring issues that you should address directly in your project plan.
Dense city-centre sites and logistics
You often face restricted access, limited working space, podium decks, atria, and roof plant zones. Good delivery requires upfront access planning, safe systems of work, and realistic sequencing.
Mixed tenure and sensitive resident engagement
You deal with leaseholders, tenants, short-term lets, and sometimes student accommodation. You need a plan that respects privacy, minimises disruption, and delivers clear reinstatement.
Multiple façade interventions over time
Many buildings have a history of partial remediation, patch repairs, balcony changes, or value-engineering substitutions. Documents often fail to reflect the current build-up. You need on-site verification and targeted opening up.
Attachments and interfaces that increase complexity
Balconies, winter gardens, decorative elements and interface details around openings can create fire spread pathways. A robust FRAEW Manchester appraisal addresses these items explicitly.
Common issues we see in Manchester external walls
We commonly identify issues across three broad categories: materials, workmanship, and interfaces.
Materials and system composition concerns
Combustible insulation or membranes in locations that materially increase risk. Unknown or mixed build-ups across different elevations. Non-standard systems introduced during later refurbishment.
Workmanship and installation concerns
Missing, poorly installed, or discontinuous cavity barriers. Fire stopping failures at slab edges, around window openings, and at service penetrations. Inconsistent detailing at junctions and interfaces.
Interface and attachment concerns
Balcony zones and cladding interfaces that create routes for fire to bypass intended compartment lines. Compartmentation weakness at façade junctions where internal and external systems meet. Fixings and voids that contribute to unseen fire spread routes.
A strong report identifies these issues precisely and recommends realistic actions that contractors can deliver.
How to prepare for a FRAEW Manchester assessment and reduce delays
You can reduce your programme risk and cost by doing a few things well before instruction.
Pull together what you already have
Building address, height, storeys, and number of residential units. Façade drawings, elevations, specifications, and O&M manuals. Any prior EWS1 documentation, intrusive survey reports, or remediation scopes. Your current fire risk assessment and any fire strategy documents. Records of interim measures or known defects.
Plan access early
Identify representative areas for inspection and opening up. Agree access windows with your managing agent and resident representatives. Confirm roof, podium, and balcony access routes. Agree reinstatement expectations and finishes.
Align stakeholders
Decide who needs the report and what decisions it must support. This includes owners, managing agents, residents, lenders, valuers, and insurers in many cases. Early alignment prevents last-minute scope change and repeated surveys.
Timeframes: what you can plan around
Every building differs, but you asked us to reflect standard delivery timings to help your stakeholders plan.
Typical programme when access runs smoothly: Desktop review and triage: one week. Intrusive inspection phase, including planning and site work: within three weeks from instruction, subject to access. Reporting: we confirm reporting timelines at instruction based on complexity, number of wall types, and stakeholder review requirements.
What drives the cost of FRAEW Manchester work
If you want stable pricing, understand what drives scope.
The number of distinct wall build-ups and attachments Every additional wall type increases inspection and reporting complexity.
Documentation quality Poor documentation increases the need for verification and opening up.
Access constraints Restricted access increases time on site and may require additional planning.
The level of uncertainty that remains after visual inspection Intrusive inspection resolves uncertainty, but it needs careful design to stay proportionate.
Stakeholder requirements Multiple reviewers and decision-makers can affect report format, review cycles, and supporting evidence.
Why competence and governance matter
A FRAEW Manchester report only helps you if stakeholders trust it. You should choose a provider with the competence, professionalism, and quality control to deliver consistent, defensible outputs.
Anstey Horne provides this service with regulated surveying discipline and professional standing through RICS. We also align our approach to fire-sector competence expectations through IFE, IFSM, CABE and BAFE credentials.
You should insist on: Clear scope and method aligned to PAS 9980. Transparent evidence recording. Practical recommendations you can procure and deliver. Clear reasoning that links evidence to conclusions. A delivery plan that respects residents and building operations.
FAQs : FRAEW Manchester
Is a FRAEW Manchester report the same as an EWS1?
No. A FRAEW Manchester report under PAS 9980 focuses on life safety risk and supports decisions about mitigation and remediation. EWS1 supports lenders and valuers with a consistent assessment format for valuation and lending decisions. You may need one or both depending on your stakeholder requirements.
Do all Manchester buildings need a FRAEW?
No. Some buildings present an acceptable risk from external walls and you can confirm that through a focused desktop review and on-site verification. You only need to scale up to intrusive inspection and full appraisal where uncertainty or known risk factors justify it.
Will you always need intrusive inspection?
No. Intrusive work becomes necessary where uncertainty remains about wall composition, cavity barriers, fire stopping, or key interfaces, and where that uncertainty could change the risk conclusion.
How quickly can you start?
Start with the desktop review stage. You can usually complete it in one week once you supply the core building information. We then confirm the intrusive programme, which typically completes within three weeks from instruction, subject to access.
What do you need from us to quote accurately?
You will get a faster and more accurate quote if you can share building height and use, elevations and façade details, any prior reports, and your current fire risk assessment or fire strategy information.
Contact
If you need a FRAEW Manchester appraisal that helps you make decisions rather than create more uncertainty, start with a staged desktop review. You will get clarity within a week, you will avoid unnecessary intrusive work, and you will receive a practical plan for what happens next across Manchester and Greater Manchester.
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.
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 :
Thomas Mead-Herbert
BSc (Hons) MRICS C.BuildE MCABE
Director
Building Surveying
London
Sarah Taylor
Business Support Manager
Building Surveying
London