PAS 9980, UK wide
Fire Risk Appraisals of External Walls (FRAEW)
Independent, evidence-based appraisals of external wall systems, carried out to PAS 9980 and delivered in-house with chartered engineering. AL23 Safety gives building owners, responsible persons and developers an accurate, unbiased view of external wall fire risk and a clear plan for what to do next, anywhere in the UK.
A holistic approach
Appraise, investigate, advise
Appraise
We assess the fire performance of the external wall system to PAS 9980 and judge whether it poses an unacceptable risk.
Investigate
Where the construction cannot be confirmed from documents alone, we coordinate intrusive inspection to establish what is really there.
Advise
We set out a clear risk rating and practical, proportionate recommendations so you know whether action is needed and what it should be.
What a FRAEW is and why it matters
The key tool for deciding whether action is needed
A Fire Risk Appraisal of External Walls is a structured assessment of the fire risk posed by a building’s external wall system. Guided by PAS 9980, it helps competent professionals evaluate cladding, insulation, fixings and construction features, particularly in multi-storey, multi-occupied residential buildings.
The fire safety of existing residential buildings is a real concern for many owners and the external wall is often the hardest part to understand without opening it up. A FRAEW provides a recognised method for reviewing the wall system and reaching a risk-based judgement on its impact on the safety of the building as a whole.
What a FRAEW considers
- The materials and design of the external wall system, including cladding, insulation and fixings.
- The potential for fire to spread across the facade and the impact on means of escape.
- Mitigation measures such as fire barriers, cavity barriers and any active fire protection.
- A risk-based judgement reached using the PAS 9980 methodology.
FRAEW and the law
Not a duty in itself but often how you meet one
A FRAEW is not in itself a legal requirement but it may be necessary to meet your legal duties. The Fire Safety Act 2021 confirmed that the external walls of a building fall within the scope of the fire risk assessment required under the Regulatory Reform (Fire Safety) Order 2005.
In practice this means that where an external wall system could present a fire risk, especially in multi-occupied residential buildings, the responsible person may need a FRAEW carried out to support their overall fire risk assessment and stay compliant. A FRAEW is not needed for buildings whose external walls contain no combustible materials.
The PAS 9980 process
A five-step, risk-based method
- 1
Scope the appraisal
Define the purpose, identify the building or buildings and gather the relevant documents, such as drawings, fire strategies and previous surveys.
- 2
Identify relevant fire hazards
Examine the materials and construction of the external wall, including cladding, insulation, fixings and cavity barriers, to find any combustible or hazardous elements.
- 3
Evaluate the risk of fire spread
Assess how likely fire is to spread by way of the external wall, taking account of vertical and horizontal spread, building height, occupancy and the fire safety provisions in place.
- 4
Determine the risk rating and the need for action
Assign a risk rating and recommend whether remedial work or interim measures are needed.
- 5
Document and report the findings
Produce a written report setting out the process, the findings, the risk rating and the recommended next steps.
What your report should include
- The name, address and postcode of the building
- A statement of competence
- Evidence of the building height
- Document control information
- The scope of the appraisal
- The conclusions and recommendations
- The technical check, with supporting imagery as evidence
Intrusive external wall investigation
Documents do not always tell the full story and the only reliable way to confirm what an external wall is made of is often to open it up. We provide a full intrusive inspection service: arranging access, coordinating the opening-up works with a specialist contractor under controlled conditions and recording the construction and materials we find.
Where a material cannot be readily identified, we arrange for it to be tested through specialist facilities and factor the results into our findings. Any opening up is made good by the contractor once the inspection is complete.
FRAEW and the EWS1 form
A FRAEW and an EWS1 form are closely related but do different jobs. The FRAEW is the detailed appraisal of the external wall system, carried out to PAS 9980. The EWS1 form is a separate record, used by lenders during sales and remortgages, that summarises the outcome of that appraisal for valuation purposes.
A PAS 9980 report is not a substitute for an EWS1 form and an EWS1 form is not a substitute for the appraisal behind it. The right order is to carry out the appraisal first and let the form follow from it. We can advise on how your appraisal supports the EWS1 position for your building.
A short history. The term FRAEW was introduced in January 2022 with the publication of PAS 9980:2022 by the British Standards Institution, developed with industry. It replaced the government’s earlier Consolidated Advice Note, which had been withdrawn at the same time and brought a consistent, structured, risk-based methodology to a process that had previously been handled inconsistently.
Who delivers this
Your appraisal is led by a chartered engineer with the competence PAS 9980 expects for the level of assessment involved, including higher-risk buildings. Because the engineering is in-house, the technical judgement stays with us rather than being passed on. Independence matters here. Recent events in the sector have shown how much weight rests on a competent, honest, evidence-based appraisal and that is exactly what we provide.
Why AL23 Safety
An honest, evidence-based judgement
In-house chartered engineering. The competence these appraisals require, delivered by our own engineer.
Independent and evidence-based. An unbiased judgement, grounded in what is actually on the building.
A full service. From document review to intrusive investigation to a clear, actionable report.
Proportionate. Recommendations matched to the real risk, not blanket caution.
UK nationwide. Wherever the building is, we can help.
Talk to us about your external wall
Questions you cannot yet answer
If you need to understand the fire risk of an external wall system or a lender or insurer is asking questions you cannot yet answer, we can help. Get in touch and we will get back to you quickly.
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