In short
- An FRAEW assesses the risk of fire spreading over or within external walls, using PAS 9980.
- It's for multi-storey, multi-occupied residential buildings where external walls or balconies raise concern.
- Indicative 2026 fees range from about £1,500–£5,000 for small blocks to £8,000–£20,000+ for high-rise.
- A good FRAEW gives a clear risk outcome and proportionate recommendations, not just "replace the cladding".
What is an FRAEW?
A fire risk appraisal of external walls (FRAEW) looks at a building's external wall construction – cladding, insulation, cavity barriers, balconies and attachments – and decides whether the risk of fire spreading over or within the walls is tolerable for that building. It follows PAS 9980, the British Standards Institution's code of practice, now in its 2026 edition – see PAS 9980:2026 changes.
An FRAEW isn't a pass/fail test of materials. It considers the whole picture: the building's height, the evacuation strategy, sprinklers, the combustibility of the materials, how much of them there is, where they are, and how fire could spread.
Who needs an FRAEW?
An FRAEW is usually needed where a multi-storey, multi-occupied residential building has external walls or balconies that raise a concern – for example:
- The fire risk assessment recommends one
- The building has cladding, timber or other combustible elements, or complex balconies
- A lender or valuer needs evidence for an EWS1 form
- You're applying for remediation funding – see cladding remediation funding
- You need evidence for a safety case report or the external wall record for the fire service
- The building may fall under the proposed cladding remediation duty
PAS 9980:2026 also includes a method for deciding when a building is inherently low risk, so a full FRAEW isn't needed – useful for simple masonry blocks.
How an FRAEW is carried out
- Desktop review of drawings, specifications, previous reports and test evidence
- Site inspection of each wall type, balconies and attachments
- Intrusive investigation where the build-up can't be confirmed – small, carefully reinstated openings made by a contractor
- Appraisal of each wall type against PAS 9980, taking into account the building's fire strategy and occupants
- Report with a risk outcome for each wall type, any interim measures, and proportionate recommendations
What does an FRAEW cost?
Fees depend on height, the number of wall types, the information available and whether intrusive investigation is needed. Indicative 2026 market ranges:
| Building | Indicative fee |
|---|---|
| Low-rise block (up to 11m) | £1,500–£5,000 |
| Medium-rise block (11–18m) | £4,000–£12,000 |
| High-rise block (18m+) | £8,000–£20,000+ |
Intrusive investigation, access equipment and testing are usually priced separately. See our cost guide.
How to read the result
PAS 9980:2026 rates the outcome in four bands: high, medium, tolerable and low.
- Low or tolerable: no remediation needed for fire spread reasons, though the FRAEW may suggest management measures
- Medium or high: action is needed – interim measures where appropriate, and remediation proportionate to the risk
Look for a clear outcome for each wall type, the evidence behind it, and recommendations tied to the risk. The government's guidance on recognising quality in an FRAEW lists 18 checks and red flags, such as unnamed authors and generic recommendations. If you're unsure, a peer review can help before you spend money on remediation.
Who should carry it out?
A competent fire engineer or specialist assessor with external wall experience. For higher-risk or complex buildings, that's usually a chartered fire engineer. The report should name its authors and reviewers and state their qualifications.
Interim measures
If an FRAEW finds a risk that isn't tolerable, remediation can take months or years. The FRAEW and the fire risk assessment should consider whether interim measures are needed in the meantime – for example a change of evacuation strategy, a common fire alarm, increased fire safety management or restrictions on balconies. Interim measures should be proportionate to the risk and reviewed as works progress.
Our FRAEW service appraises blocks of flats to PAS 9980:2026, with a fixed fee confirmed before you instruct.
How we can help
We match each project to a qualified specialist and confirm the scope, the named professional and a fixed fee before you commit.
Sources
- GOV.UK – Understanding fire risk appraisals of external walls in blocks of flats
- GOV.UK – Recognising quality in your FRAEW report
- Fenwick Elliott – the updated PAS 9980 guidance
This guide is general information based on the law and guidance in England as at 8 November 2026. It isn't legal advice – for advice on a specific building, get in touch.