A Fire Risk Appraisal of External Walls is used to assess the fire risk associated with the external wall construction of an existing multi-occupied residential building using the PAS 9980:2022 methodology.
The purpose of the instruction is to move beyond assumptions and provide a proportionate, evidence-based view on the level of life safety risk presented by the external wall build-up, attachments and related facade features.
The outcome may inform remediation decisions, funding applications, resident communications, wider building safety planning or the path toward related documentation such as EWS1 where applicable.
The instruction is typically commissioned where external wall composition, fire performance or remediation need to be assessed in a structured and defensible way.
The scope depends on the building and available evidence, but the appraisal is generally structured around the external wall build-up, fire spread risk factors and the practical implications of the findings.
Cladding, insulation, cavity barriers, attachments and other relevant facade elements affecting fire performance and fire spread risk.
Height, layout, occupancy characteristics, means of escape considerations and other contextual factors relevant to risk assessment.
Available records, intrusive findings where applicable, and any limitations or uncertainties affecting the appraisal outcome.
We begin by understanding the building, the available information and the question the client needs answered. That may involve document review, external wall inspection, coordination of intrusive investigation and structured consideration of the facade against PAS 9980.
Our reporting is intended to support decisions, not simply restate concerns. Where the evidence supports proportionate risk, that should be clear. Where remediation or further investigation is needed, the next step should be clearly defined.
For lending-related documentation where the external wall assessment process leads to EWS1 considerations.
View ServiceFor intrusive review and evidence gathering where the external wall construction needs deeper technical examination.
View ServiceFor project support where the appraisal identifies remedial works, procurement and delivery planning requirements.
View ServiceNo. A FRAEW is a risk-based appraisal of the external wall under PAS 9980:2022. An EWS1 is a separate industry form used for specific lending-related purposes. The two may be related, but they are not the same document.
Not in every case. The need for intrusive investigation depends on the available evidence, the construction type and whether sufficient information exists to support a reliable appraisal without further opening-up.
Yes. PAS 9980 is intended to support proportionate, risk-based assessment. Depending on the evidence and the building context, the conclusion may be that the level of life safety risk does not justify extensive remediation.
It is usually commissioned by the party responsible for the building or for managing the relevant external wall risk, such as a freeholder, accountable person, managing agent or other instructed stakeholder.