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FRAEW Assessments (PAS 9980) | Cladding & External Wall Fire Risk Appraisal

FRAEW Assessments for External Walls and Cladding

FRAEW assessments help you judge the fire risk from cladding and external walls. They also give lenders, insurers, dutyholders and funding bodies a report they can use.

Evolution Safety Solutions delivers FRAEW assessments to PAS 9980:2022. We assess multi-storey, multi-occupied residential buildings. Then we set out a clear conclusion and the next steps.

We are a member of the Cladding Safety Scheme FRAEW assessor panel.

Request a FRAEW quote

We work with freeholders, managing agents, housing associations, local authorities, developers and solicitors across the UK.

What FRAEW assessments are

FRAEW means Fire Risk Appraisal of External Walls. In short, it is a specialist check of fire risk on the outside of the building.

A fire can spread over or inside the external wall. Therefore, the appraisal looks at that risk to people inside.

PAS 9980:2022 is the method used for FRAEW assessments in the UK. It covers existing multi-storey, multi-occupied residential buildings.

A PAS 9980 FRAEW looks at the whole wall system. For example, it reviews:

  • cladding and rainscreen panels
  • insulation and cavities
  • cavity barriers and fire-stopping
  • balconies and attachments
  • building height, use and occupancy
  • the building’s fire strategy

The aim is simple. First, we judge whether the risk is tolerable. Then we say if you need mitigation or remediation.

An FRAEW is not a standard Fire Risk Assessment. It is also not an EWS1 form. However, it often supports both.

Who needs an FRAEW assessment?

You may need FRAEW assessments if any of these apply:

  • your Fire Risk Assessment flags cladding or unknown wall materials
  • the building is flats, student housing, sheltered housing or a conversion
  • a lender, valuer or insurer wants proof of external wall fire safety
  • you are building a Safety Case or Golden Thread file
  • you plan to apply to the Cladding Safety Scheme

Common warning signs include ACM, HPL or timber cladding. Combustible insulation such as PIR, PUR or EPS is another. Missing cavity barriers, plastic infill panels and poor records also matter.

Height is important. However, it is not the only factor. Buildings under 18 metres can still need an external wall fire risk appraisal.

What you get from our FRAEW assessments

A good report must help you act. So we write FRAEW assessments that dutyholders, lenders and funders can use.

You typically receive:

  • a statement of competence and scope
  • the building description, height evidence and fire strategy
  • a review of drawings, specs and older reports
  • findings from the site visit
  • findings from opening-up, where that work is needed
  • an appraisal of each wall type against PAS 9980
  • a clear risk conclusion
  • practical next steps: no works, mitigation, or remediation

If you need a Cladding Safety Scheme application, we can format the FRAEW for that process.

Discuss your building

What a PAS 9980 FRAEW covers

The fire risk appraisal of external walls looks at the details that change risk. These include:

  • the type and spread of cladding
  • insulation, membranes, battens and cavity contents
  • cavity barriers and where they sit
  • compartmentation at floors, party walls and openings
  • balconies, decking and screens
  • known fire ratings of materials
  • detection, suppression and escape routes
  • who lives in the building
  • gaps in the records

If the documents already show a low risk, we say so. Then we stop at that stage. If we need to open the wall, we explain why and where.

How our FRAEW assessments work

1. Scoping call
We confirm the building, its height and the wall types. We also confirm why you need the FRAEW. That may be an FRA action, a sale, a remortgage, insurance, a safety case, or a Cladding Safety Scheme application.

2. Desktop review
Next, we review drawings, product data and previous reports.

3. Site inspection
Then we inspect the façade, joints, balconies and visible fire-stopping. If records are weak, we set out targeted opening-up.

4. External wall fire risk appraisal
After that, we apply PAS 9980. We weigh the wall risks against the fire strategy. Then we judge whether the risk is tolerable.

5. Report and briefing
Finally, you get the written FRAEW assessment. We can also brief agents, residents or solicitors.

Simple buildings with good records move faster. Complex façades take longer. We flag that before you instruct us.

FRAEW, EWS1 and your Fire Risk Assessment

People often mix these up. That can waste money and delay a sale.

Fire Risk Assessment
This is the legal assessment under the Fire Safety Order. It must consider external walls. It may also recommend FRAEW assessments.

FRAEW assessments
This is the specialist PAS 9980 review. It supports the FRA, funding bids and technical decisions.

EWS1
This is a form for lenders and valuers. An FRAEW can support a Category B EWS1. However, it does not replace one.

Ask us which document you need before you buy the work.

Cladding Safety Scheme FRAEW support

The Cladding Safety Scheme funds life-safety cladding work on eligible homes. It applies where a responsible developer cannot be made to pay.

A CSS application needs an FRAEW that:

  • follows PAS 9980:2022
  • includes the basic information in section 15 of the PAS
  • states the assessor’s competence
  • gives a clear result against the PAS 9980 benchmarks
  • sets out how to address life-safety risk

Homes England now requires a panel firm for CSS FRAEW work.

Evolution Safety Solutions is a member of the Cladding Safety Scheme FRAEW assessor panel. So we can produce the report and summary in the scheme format.

Tell us at the start if the FRAEW is for a CSS application.

Why choose us for FRAEW assessments

  • PAS 9980:2022 FRAEW assessments
  • Cladding Safety Scheme FRAEW assessor panel member
  • clear reports for dutyholders, lenders, insurers and regulators
  • proportionate advice, not default façade strip-out
  • linked support on Fire Risk Assessments, fire doors, compartmentation and fire strategies

We are based in Wales and work across the UK, including London and Preston.

Who we help

  • freeholders and resident management companies
  • managing agents and block managers
  • housing associations and local authorities
  • developers and contractors
  • lenders, valuers and solicitors

Get a scoped quote

FRAEW assessments FAQs

What does FRAEW stand for?

Fire Risk Appraisal of External Walls. It is the usual name for a PAS 9980 review of cladding and external walls.

Are FRAEW assessments a legal requirement?

Not always. Multi-occupied residential buildings need a Fire Risk Assessment that covers the external walls. You need an FRAEW when that assessment cannot settle the wall risk. You may also need one for a lender, insurer or funding body.

Do buildings under 18 metres need FRAEW assessments?

Sometimes. PAS 9980 covers multi-storey residential buildings of any height. Taller buildings come up more often. However, combustible materials or weak cavity barriers can still trigger an external wall fire risk appraisal below 18 metres.

How long do FRAEW assessments take?

It depends on size, wall types and records. It also depends on whether we need to open the wall. Simple buildings can take a few weeks. Complex façades take longer.

How much do FRAEW assessments cost?

The fee depends on height, number of blocks, cladding extent and access. Opening-up also changes the price. Therefore, we quote after a short scoping review.

Who can carry out a PAS 9980 FRAEW?

PAS 9980 requires a competent external wall assessor. That person needs façade fire knowledge and life-safety judgement. CSS applications also need a Homes England panel firm. We are a member of the Cladding Safety Scheme FRAEW assessor panel.

Do you always recommend cladding removal?

No. PAS 9980 is risk-based. If the risk is tolerable, the report should say so. If work is needed, we separate life-safety repairs from optional extras.

Can FRAEW assessments support an EWS1?

Yes. The FRAEW can underpin EWS1 advice. Tell us if the job is for a sale or remortgage.

Request FRAEW assessments

Send the address, storey count, rough height and any known cladding type. Also tell us why you need the report. We will confirm if an FRAEW is the right step. Then we will send a scoped quote.

Contact Evolution Safety Solutions

Email: info@evolutionsafetysolutions.co.uk