A FRAEW is used to understand external wall fire risk in a proportionate and decision-focused way
Clients often encounter PAS 9980 and FRAEW terminology after an EWS1 query, a lender request, a fire risk concern or wider uncertainty around the building facade. The important point is that a FRAEW is not a generic certificate. It is a structured fire risk appraisal of the external wall construction and the degree of risk it presents.
What PAS 9980 is intended to do
PAS 9980 provides a framework for assessing fire risk associated with external wall construction in multi-occupied residential buildings. It was introduced to support a more proportionate approach to external wall risk and to move decision-making away from overly simplistic assumptions based only on materials lists.
In practical terms, it helps responsible persons and building stakeholders understand whether the external wall arrangement presents a level of risk that requires remedial action, further investigation or a different management response.
When a FRAEW may be needed
A FRAEW is typically considered where there is uncertainty about the wall build-up, the presence of combustible materials, previous EWS1 difficulties or broader concern about external wall fire performance. It may also arise where funding, remediation planning, resident assurance or transactional decision-making requires a clearer and more defensible technical position.
The point is not to commission one automatically for every building. The question is whether it is the proportionate next step for the building in question.
How proportionality affects outcomes
PAS 9980 is grounded in proportionality. The assessment considers the building context, occupancy profile, height, wall construction, fire spread potential and relevant mitigating factors. That means the outcome is not limited to a binary pass or fail position.
Instead, the assessment should support clearer advice on the actual risk position and whether remedial works, management measures or further information are required.
How a FRAEW differs from an EWS1 form and a fire risk assessment
These three are often confused. An EWS1 form is a short, standardised certificate that mortgage lenders use to record the external wall position of a building containing flats; it carries a rating (A1, A2, A3, B1 or B2) and is driven by lender policy rather than statute. A FRAEW under PAS 9980 is the detailed, proportionate appraisal that sits behind that position — it examines the actual external wall construction and the level of risk it presents, and it can inform an EWS1 outcome. A building's general fire risk assessment, by contrast, looks at fire safety across the whole building, such as escape routes and internal compartmentation, rather than the external wall specifically.
In short: the FRAEW is the underlying technical appraisal of the wall; the EWS1 is the lender-facing summary; the fire risk assessment is the broader, building-wide duty.
What a FRAEW assessment involves
A proportionate appraisal usually begins with a desktop review of available drawings, specifications, previous reports and any known construction history. That is followed by a visual inspection of the external walls, balconies and attachments and, where the available evidence is unclear, carefully scoped intrusive opening-up to confirm the wall build-up, insulation, cavity barriers and fire-stopping.
The appraisal then weighs the construction against the building's height, occupancy and the realistic potential for external fire spread. Where specialist input is needed — for example a fire engineer or laboratory analysis of materials — it is identified and coordinated rather than assumed.
Understanding the outcome and what it informs
Because PAS 9980 is built on proportionality, the result is not a simple pass or fail. It sets out the assessed level of risk and what that means in practice — whether no action is required, whether management measures or further investigation are appropriate, or whether remedial works are justified and to what extent.
That clearer position is what allows responsible persons to make defensible decisions on remediation, resident communication and funding routes such as the Cladding Safety Scheme or Building Safety Fund, and to brief contractors accurately where works do follow.
Who needs to consider a FRAEW, and when
The question usually arises for responsible persons, freeholders and managing agents of multi-occupied residential buildings — particularly mid- and higher-rise blocks, and any building where cladding or combustible external materials are present or suspected. It is also a common trigger point during sales and remortgages, after a lender or insurer raises an external wall query, or as part of wider Building Safety Act dutyholder obligations.
The aim is not to commission an appraisal reflexively for every building, but to establish whether it is the proportionate next step for the building in front of you.
Information used in a FRAEW appraisal
A proportionate appraisal draws on the building's height, tenure and use, available drawings and specifications, previous fire reports, EWS1 correspondence, access arrangements and known remediation history. Gaps in that evidence can affect whether opening-up or specialist input is needed.
For a scoped London instruction and defined deliverables, use our FRAEW and PAS 9980 service. For fee drivers and the difference between desktop and intrusive work, read our PAS 9980 and FRAEW survey costs guide.
Frequently asked questions
What is a FRAEW?
A Fire Risk Appraisal of External Walls (FRAEW) is a structured, proportionate assessment of a building's external wall construction and the fire risk it presents. Under PAS 9980:2026 it considers the wall build-up, the building's height and occupancy, and the realistic potential for external fire spread, so that responsible persons can make defensible decisions on risk and remediation.
What is the difference between a FRAEW and an EWS1 form?
A FRAEW is the detailed technical appraisal of the external wall under PAS 9980. An EWS1 form is the short, lender-facing certificate that records the external wall position with a rating (A1 to B2). The FRAEW is the underlying assessment that can inform an EWS1 outcome; the EWS1 is the summary lenders use in mortgage decisions.
Does every building need a FRAEW?
No. A FRAEW is appropriate where there is genuine uncertainty about the external wall, where combustible materials are present or suspected, or where a lender, insurer, sale or remediation decision requires a clearer technical position. PAS 9980 is grounded in proportionality — the question is whether an appraisal is the right next step for that specific building.
What does PAS 9980 mean by proportionality?
Proportionality means the assessment weighs the whole context of the building — height, occupancy, wall construction, fire spread potential and mitigating factors — rather than judging risk from a materials list alone. The result is a reasoned risk position and a proportionate response, not an automatic pass or fail.
How does a FRAEW affect remediation and funding?
A clear FRAEW outcome helps establish whether remedial works are justified and to what extent, which supports applications to funding routes such as the Cladding Safety Scheme or Building Safety Fund and helps brief contractors accurately where works follow.
Where this usually links to live instructions
FRAEW — PAS 9980:2026
Where a proportionate external wall fire risk appraisal is needed to support decisions on risk or remediation.
View ServiceCladding Remediation
Where the assessment needs to feed into procurement, delivery planning or wider remedial decision-making.
View ServiceRequest a Consultation
If you need clear advice on a facade risk issue, EWS1 question or external wall decision point, we can help.
Contact UsPrimary sources and further reading
Links checked 18 July 2026. These primary and professional sources provide general context; they do not confirm how the guide applies to a particular building or appointment.
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Savas Bulduk
BSc (Hons) MRICS, Director & Chartered Building Surveyor.
Writes on Building surveying, Fire safety and facade, External wall systems, Technical due diligence, Contract administration. See the full team profile.