PAS 9980 FRAEW Assessments

A risk-based fire engineering assessment of external wall construction, undertaken in accordance with PAS 9980:2022, to determine the risk of fire spread via an external wall system and identify whether mitigation, further investigation or remediation is required.

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When You Need a FRAEW

A FRAEW may be required where the fire performance or construction of an external wall system is uncertain or requires further assessment. Common reasons include:

  • Combustible, unverified or unknown cladding or insulation
  • An EWS1 or other external wall assessment requested by a lender or insurer
  • Concerns identified during a façade or building condition survey
  • Supporting remediation, building safety, sale or refinancing decisions
  • Existing external wall assessments that are incomplete or inconclusive

The scope is determined by the building, external wall construction and information available.

FRAEW Scope and Methodology

A FRAEW is a risk-based fire engineering assessment of an external wall system, considering the construction, building characteristics and potential fire spread mechanisms.

The assessment may include:

  • Review of drawings, specifications, previous surveys and available building information
  • Assessment of cladding, insulation, cavity barriers, sheathing, membranes and fixings
  • Intrusive opening-up where required to verify the as-built construction
  • Assessment of potential fire spread pathways
  • Consideration of building height, façade design, occupancy, means of escape and fire service access
  • Risk evaluation in accordance with PAS 9980:2022

The assessment considers the overall fire risk of the external wall system, rather than the combustibility of individual materials alone.

Deliverable

  • Detailed FRAEW report prepared in accordance with PAS 9980:2022
  • Photographic and recorded evidence of external wall construction and opening-up locations where applicable
  • Identification and assessment of relevant fire spread mechanisms and risk factors
  • Clear conclusions regarding the level of risk and whether mitigation, further investigation or remediation is recommended
  • Recommendations for interim measures where appropriate
  • Documentation suitable for consideration by building owners, managing agents, lenders, insurers and other relevant stakeholders

Process & Timeline

  1. Initial scoping — review the building, available information and reason for the assessment
  2. Desktop review — examine drawings, specifications, previous surveys, fire strategies and other relevant records
  3. Opening-up strategy — identify representative locations and agree access requirements where intrusive investigation is necessary
  4. Site investigation — inspect the external wall construction and record findings
  5. Fire engineering assessment — evaluate external wall fire risk in accordance with PAS 9980:2022
  6. Report — issue the completed FRAEW with findings, conclusions and recommendations

The scope and extent of investigation will depend on the size, height, construction and complexity of the building and the information already available.

Standards and Competence

FRA Surveys works in partnership with suitably qualified fire engineers experienced in PAS 9980 assessments. We coordinate and undertake the required opening-up works and site investigation, providing the physical evidence needed for the assessment, while our fire engineering partners undertake the FRAEW and provide the specialist fire engineering review and conclusions.

  • PAS 9980:2022 – Fire risk appraisal of external walls
  • Applicable fire safety and building safety legislation and guidance in the relevant UK jurisdiction
  • Assessment undertaken by suitably competent fire engineers with appropriate qualifications and experience in external wall fire risk assessment
  • Where applicable, reports can be prepared to support building safety, remediation, insurance, lending or property transaction requirements

Who Commissions a FRAEW

FRAEW assessments are commissioned by organisations responsible for the ownership, management, development or safety of buildings, including:

  • Property managers and managing agents
  • Building owners and freeholders
  • Landlords and housing associations
  • Developers and property developers
  • Facilities and asset managers
  • Commercial and residential property organisations
  • Other organisations responsible for building safety and compliance

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FAQS

No. An EWS1 form is not itself a fire risk assessment. It is an industry form used in connection with the assessment of external wall systems, particularly in property lending and valuation. A FRAEW is a detailed fire engineering assessment undertaken using PAS 9980:2022 and can provide substantive evidence about the fire risk associated with an external wall system.

PAS 9980:2022 is a British Standard methodology for the fire risk appraisal of external walls and can be used across the UK. However, the applicable legislation, regulatory requirements and building safety processes differ between England, Scotland, Wales and Northern Ireland. The appropriate assessment and reporting requirements will therefore depend on the location, building type and circumstances

No. The need for a FRAEW depends on the building, its external wall construction, available evidence and the nature of the fire risk. A proportionate assessment should be undertaken based on the specific circumstances rather than assuming that every building with cladding requires the same level of investigation.

The FRAEW will set out the findings and recommend appropriate actions. Depending on the risk identified, this may include further investigation, interim risk-reduction measures, remediation or a more detailed design and remediation strategy