What is a FRAEW Survey? A Complete Guide

In the wake of the Grenfell Tower tragedy, fire safety has become a pressing concern for property professionals, landlords, residents, and developers across the UK. One term that continues to gain prominence in the post-Grenfell regulatory landscape is the FRAEW Survey, short for Fire Risk Appraisal of External Walls. This guide explains exactly what a FRAEW Survey is, when it's required, how it's carried out, and why it's central to managing fire risk in buildings with external cladding.

Introduction to FRAEW Surveys

FRAEW Surveys are specialist assessments designed to evaluate the risk of fire spreading over or within the external walls of existing multistorey residential buildings, particularly where combustible cladding or insulation materials are present. They are not generic fire risk assessments but are targeted specifically at external wall systems, including facades, cladding, and related attachments.

The standard that underpins these surveys is PAS9980:2022, a code of practice published by the British Standards Institution (BSI) with sponsorship from the Department for Levelling Up, Housing and Communities (DLUHC) and the Home Office.

Why FRAEW Surveys Are Important

The 2017 Grenfell Tower fire exposed the severe risks posed by unsafe cladding systems. Investigations revealed that not only were the aluminium composite panels combustible, but their combination with flammable insulation, inadequate cavity barriers, and poor installation practices allowed flames to rapidly spread across the building's exterior.

FRAEW Surveys are critical because they provide a structured, risk-based method for evaluating similar fire risks in other residential buildings. They help building owners, managing agents, and fire safety professionals to determine whether remedial action is required and to what extent.

When is a FRAEW Survey Needed?

Not every building requires a FRAEW. According to PAS 9980, an appraisal is generally necessary when:

The external wall system includes combustible materials, such as certain types of cladding, insulation, or timber balconies.

The building is a multistorey, multi-occupied residential block, such as a block of flats, student accommodation, or sheltered housing.

There is no clear evidence that the external walls meet current fire safety benchmarks (e.g., BR 135 classification).

The building’s fire risk assessment (FRA) recommends further investigation into external wall fire risks.

However, buildings with traditional masonry or concrete construction may be exempt if no combustible materials are present or if the fire risk is otherwise deemed negligible.

FRAEW vs. EWS1: What’s the Difference?

While both FRAEW and EWS1 assessments involve external walls, they serve different purposes:

FRAEW is a fire safety assessment carried out by competent fire engineers to evaluate risk to life and inform a building’s fire risk strategy.

EWS1 Forms (External Wall System forms) are for valuation purposes during property transactions, used by lenders and valuers.

A FRAEW can inform an EWS1 but does not replace it. Conversely, an EWS1 form cannot substitute for a FRAEW when determining life safety risk.

The Five-Step FRAEW Methodology (PAS 9980)

PAS 9980 sets out a structured five-step approach for completing a FRAEW Survey:

1. Determine if a FRAEW is required

Initial screening evaluates whether combustible materials are present and if the extent poses a meaningful risk. Some buildings can be ruled out early if the risk is minimal.

2. Information gathering

This includes reviewing design documents, carrying out intrusive inspections of the wall build-up, and identifying the presence of materials like ACM, HPL, insulation, membranes, or timber.

3. Identify risk factors

Risk factors are grouped under three key headings:

Fire performance (e.g., combustibility, reaction to fire, extent of cavity barriers)

Façade configuration (e.g., location and extent of cladding, cavities, proximity to windows)

Fire strategy and hazards (e.g., evacuation plan, vulnerable occupants, firefighting access)

4. Risk factor analysis

Assessors apply professional judgment to determine whether the risk factors are:

Positive (reduce fire spread risk)

Neutral

Negative (increase fire spread risk)

5. Overall risk rating

The building’s external walls are rated as:

Low risk - No further action needed

Medium risk - Tolerable with review; may need future reassessment

High risk - Immediate mitigation or remediation required

Who Can Carry Out a FRAEW Survey?

PAS9980 requires competent professionals to carry out FRAEWs, typically including:

Fire engineers

Surveyors with fire safety expertise

Façade engineers with relevant fire knowledge

Competence includes understanding of:

Building fire strategies and evacuation

External wall systems

Fire dynamics and materials testing (BS 8414, BR 135, etc.)

The assessor must also have adequate professional indemnity insurance and the ability to act independently, without conflict of interest.

What Does a FRAEW Report Contain?

A typical FRAEW report includes:

Executive summary and risk rating

Description of the building and its construction

Details of intrusive inspections and materials used

Fire strategy (e.g., stay put vs. simultaneous evacuation)

Assessment of fire performance, façade configuration, and hazards

Justification for the risk rating

Recommendations for remedial works or mitigation

Timescales and review periods

FRAEW Outcomes and Next Steps

Depending on the findings, actions might include:

No further action - for buildings deemed low risk

Improved fire safety management - for medium risk cases (e.g., install alarms or review evacuation plans)

Full remediation - for high-risk buildings, involving replacement of cladding or insulation

Regulatory and Legal Context

FRAEW Surveys sit within a broader legal and regulatory framework:

The Regulatory Reform Fire Safety Order 2005 (as amended by the Fire Safety Act 2021) - requires fire risk assessments to include external walls.

Building Regulations 2010 (as amended) - particularly Requirement B4(1) relating to fire spread over external walls.

PAS9980:2022 - provides the methodology for assessing the fire risk posed by external walls.

These surveys are not used to assess compliance with Building Regulations at the time of construction, but rather assess current risk to life from fire spread via external walls.

Key Takeaways - What is a FRAEW Survey?

A FRAEW Survey is a structured, expert-led fire risk assessment of a building’s external walls.

It is guided by the principles of PAS 9980:2022, focusing on fire performance, façade configuration, and overall building fire strategy.

FRAEWs differ from EWS1 forms, which are used for mortgage and valuation purposes.

Only competent professionals with relevant fire safety expertise should conduct FRAEWs.

FRAEW outcomes inform the building’s fire risk assessment (FRA) and help determine whether remedial action is needed.

The process uses a risk-based approach, not a checklist of compliance, emphasising proportionality and context.

PAS 9980 supports more consistent, proportionate, and expert-driven decisions, avoiding unnecessary remediation while ensuring safety.

FAQs - What is a FRAEW Survey?

What is the difference between a FRAEW and a standard FRA?

A standard Fire Risk Assessment (FRA) looks at general fire safety in a building. A FRAEW focuses exclusively on the fire risks posed by the external wall system, especially where combustible cladding or insulation might be present.

Do all buildings need a FRAEW?

No. Buildings of traditional masonry construction or those where fire spread via external walls is clearly not a risk do not require a FRAEW.

Who decides if a FRAEW is needed?

Typically, a competent fire risk assessor will recommend whether a FRAEW is required based on their initial findings during a standard fire risk assessment.

Can an EWS1 form be used instead?

No. An EWS1 is for valuation purposes only. A FRAEW is required to evaluate actual fire safety risk and must be carried out by a competent professional using the PAS 9980 methodology.

How often should a FRAEW be reviewed?

If the outcome is medium risk but tolerable, PAS 9980 recommends the FRAEW is periodically reviewed, particularly if new fire performance data becomes available. Low-risk assessments may not require regular updates unless significant changes are made to the building.

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.

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