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.
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.
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.
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.
Where a proportionate external wall fire risk appraisal is needed to support decisions on risk or remediation.
View ServiceWhere the assessment needs to feed into procurement, delivery planning or wider remedial decision-making.
View ServiceIf you need clear advice on a facade risk issue, EWS1 question or external wall decision point, we can help.
Contact Us