Single Building Assessment

A Single Building Assessment (SBA) is a Scotland-specific assessment of a residential building’s external wall cladding system, undertaken in accordance with the Scottish Government’s SBA Specification and applicable standards under the Housing (Cladding Remediation) (Scotland) Act 2024.

An SBA assesses the risk to human life associated with the building’s external wall cladding system and identifies what work, if any, is required to eliminate or mitigate that risk.

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When You Need an SBA

An SBA applies to buildings within the scope of the Scottish Cladding Remediation Programme. The statutory definition broadly covers flatted buildings that:

  • Contain at least one dwelling
  • Are 11 metres or more in height
  • Have an external wall cladding system
  • Were constructed or otherwise developed between 1 June 1992 and 1 June 2022

The programme also provides routes for eligible buildings to enter the Scottish Government’s cladding remediation process.

SBA Scope and Methodology

An SBA brings together a Fire Risk Appraisal of External Walls (FRAEW) and a Fire Risk Assessment (FRA) to assess the risk to human life associated with the building’s external wall cladding system.

The assessment includes:

  • Review of existing drawings, specifications, surveys and building information
  • Assessment of the external wall construction and cladding system
  • Intrusive investigation where required to establish the as-built construction
  • Assessment of fire spread and relevant external wall risk factors
  • Consideration of building configuration, fire strategy, occupancy and fire service intervention
  • Assessment of relevant management and mitigation measures
  • Risk-based conclusions in accordance with the Scottish Government SBA Specification

The SBA process is designed to establish whether work is required to eliminate or mitigate risk to human life.

Deliverable

  • Single Building Assessment report prepared to the Scottish Government SBA Specification
  • FRAEW and FRA evidence forming part of the assessment
  • Clear recommendation on whether work is required to eliminate or mitigate identified risk
  • Supporting evidence and documentation for the Scottish Government’s cladding remediation process
  • Where required, recommendations for further investigation, interim measures or remediation

Process & Timeline

  1. Initial scoping — confirm building eligibility, existing information and assessment requirements
  2. Desktop review — review available drawings, surveys, fire safety information and previous assessments
  3. Site investigation — assess the external wall system, relevant fire safety measures and other required areas
  4. FRAEW and FRA — undertake the component assessments required for the SBA
  5. SBA report — prepare the assessment and recommendations to the required Scottish Government specification
  6. Peer review and assurance — complete the required review and assurance process
  7. Submission — provide the completed SBA documentation for the relevant Scottish Government process

Standards and Competence

FRA Surveys works in partnership with suitably qualified and accredited fire engineers to provide a complete external wall assessment service. We coordinate and undertake the required opening-up works and site surveys, while our fire engineering partners provide the specialist fire engineering assessment, review and sign-off where required.

  • Single Building Assessment Specification – Scottish Government
  • Housing (Cladding Remediation) (Scotland) Act 2024
  • Applicable Scottish fire safety and building standards
  • FRAEW undertaken by a competent, qualified fire professional
  • FRA undertaken by a suitably competent fire risk assessor
  • SBA delivered by an authorised SBA provider where required under the Scottish Government programme

Who Commissions an SBA

SBAs are commissioned at building level, typically by organisations responsible for the ownership or management of the building, including:

  • Building owners and freeholders
  • Property factors and managing agents
  • Housing associations and Registered Social Landlords
  • Developers participating in the Scottish cladding remediation process
  • Other organisations responsible for eligible residential buildings

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FAQS

No. An SBA is a Scotland-specific assessment within the Scottish Cladding Remediation Programme, whereas an EWS1 is an industry form used primarily in connection with lending and valuation.

An SBA incorporates both an FRAEW and FRA and assesses risk to human life associated with the external wall cladding system.

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No. A FRAEW is one component of the SBA process. The Scottish Government states that an SBA comprises a Fire Risk Appraisal of External Walls (FRAEW) and a Fire Risk Assessment (FRA).

No. The SBA is part of the Scottish cladding remediation framework. Equivalent building safety and cladding assessment routes in England, Wales and Northern Ireland operate under their own respective frameworks.

For buildings outside Scotland, a FRAEW, EWS1 or other appropriate external wall assessment may be more relevant depending on the building and circumstances.

Where the SBA identifies work required to eliminate or mitigate risk, the building progresses towards the appropriate remediation or risk-reduction measures. If additional information comes to light after an SBA has been completed and before identified works are confirmed as complete, an Additional Work Assessment (AWA) may be required.

No. The statutory SBA framework applies to in-scope buildings meeting the relevant criteria. The current Scottish Government definition includes flatted residential buildings of 11 metres or more with an external wall cladding system and development within the specified period.