Fire Safety & Facade Consultants London

A Fire Risk Appraisal of External Walls (FRAEW) is the methodology set out in PAS 9980:2026 for appraising the fire risk of an external wall system on an existing multi-storey, multi-occupied residential building. It considers the materials, cavities, cavity barriers, attachments such as balconies, and the building context, and produces a risk rating that supports informed decisions about remediation, mitigation or no further action. A FRAEW must be carried out by competent professionals with the right experience and insurance for the building in question. We support the building consultancy around a FRAEW and coordinate competent specialists where the appraisal itself requires specialist fire engineering input.

No. EWS1 is a lender and valuation-facing process. RICS describes it as a way for a building owner to confirm that an external wall system has been assessed by a suitable expert so that mortgage valuations can proceed. It is not a life-safety certificate, it is not a building safety sign-off, and it does not replace the statutory fire risk assessment or the duties of the responsible person or accountable person. An EWS1 form is only as good as the assessment behind it, which is why competence, scope and insurance must be confirmed before any EWS1 work is instructed.

PAS 9980 applies to existing multi-storey, multi-occupied residential buildings where the external wall system needs to be appraised. Whether a FRAEW is needed for a particular building depends on its height, construction and materials, any recent assessments, lender or valuer enquiries, leaseholder sale or remortgage pressure, and the building safety duties on the responsible person or accountable person. We help clients work out whether a FRAEW is actually required, what evidence already exists, and the most proportionate route forward, rather than commissioning work that may not be needed.

Compartmentation surveys are typically instructed by managing agents, freeholders, resident management companies, housing associations, local authorities, school and university estates, healthcare estates and commercial landlords. They apply to residential blocks, mixed-use buildings, institutional buildings and other multi-occupied premises where cavity barriers, fire stopping, service penetrations and compartment lines need to be checked. They are commonly triggered by a fire risk assessment action, planned major works, a Building Safety Act evidence requirement, or concern following works by others. The survey identifies breaches and gives a prioritised remedial schedule.

Subject to appointment scope, we support accountable persons and principal accountable persons of higher-risk buildings with technical evidence gathering, compliance gap analysis, safety case report information, golden thread and key building information, and coordination with competent fire engineers where required. This sits alongside, not in place of, the duty holder's statutory obligations under the Building Safety Act 2022. We are explicit about which duties remain with the accountable person and where specialist or legal input is required, so the client understands exactly what our support does and does not cover.

Managing agents typically use this advice to plan investigation proportionately, report to leaseholders and resident management companies, prepare Section 20 consultations for major works, support Cladding Safety Scheme or Building Safety Fund applications, and instruct remedial specification and contract administration. Advice is framed around appointment scope, available evidence and the need for specialist input where required, so agents can demonstrate to leaseholders and boards that decisions were taken on an objective, evidenced basis.