What an FRAEW is
A fire risk appraisal of external walls (FRAEW) assesses the risk of fire spreading over or within the external walls of a block of flats – cladding, insulation, balconies, windows and cavity barriers – and whether that risk to residents is tolerable. It follows the code of practice PAS 9980.
A revised edition, PAS 9980:2026, was published in September 2026. It adds structure and consistency to assessments but doesn't change their purpose, and FRAEWs competently carried out under PAS 9980:2022 remain valid. New appraisals should follow the 2026 edition.
When you need one
- The fire risk assessment recommends it – the responsible person's duties under the Fire Safety Order extend to the external walls
- Remediation decisions – deciding whether works are needed, what scope is proportionate, or whether interim measures are required
- Funding applications – government remediation schemes typically require an FRAEW as evidence
- Safety case reports for higher-risk buildings, where external fire spread is a key building safety risk
- To support an EWS1 form, which must be based on an FRAEW
- Lender or valuation queries – under updated RICS valuation guidance, an FRAEW summary can in some cases be used in place of an EWS1
How an FRAEW is carried out
- Desktop review of drawings, specifications, previous reports and any testing data
- Site inspection of each wall type, balconies, attachments and openings
- Intrusive investigation where the build-up can't be confirmed – small, carefully reinstated openings made by a specialist contractor
- Appraisal of each wall type in line with PAS 9980, considering the building's height, evacuation strategy, fire safety measures and occupants
- Report with a clear overall risk conclusion and recommendations, and an executive summary that can be shared with residents, lenders and insurers
Competence matters
Government guidance stresses that FRAEWs must be carried out by competent professionals. Complex and higher-risk buildings call for a chartered fire engineer; we assign appraisers whose qualifications and experience match the building and confirm who will sign the report before you instruct.
What's included
- Review of drawings, records and previous reports
- Inspection of every external wall type
- Balconies, attachments and openings assessed
- Intrusive investigations arranged where needed
- Appraisal to PAS 9980:2026
- Overall risk conclusion for the building
- Remediation or mitigation recommendations
- Plain-English executive summary
- Support with funding and lender queries
- Can underpin an EWS1 form
FRAEW costs
FRAEW fees vary widely with height, the number of wall types, the records available and whether intrusive work is needed. Market pricing published in 2026 ranged from roughly £1,500–£5,000 for small low-rise blocks to £8,000–£20,000+ for high-rise buildings, with intrusive investigation, access equipment and testing often priced separately. See the cost guide for more.
Where we work
FRAEWs are carried out on blocks of flats across London, Slough and Berkshire, and UK-wide.
Guides on this topic
- PAS 9980:2026: what's changed, and is your FRAEW still valid?
- When do you still need an EWS1 form? The RICS update explained
- The Remediation of Unsafe Cladding Bill and the medium-rise register (11–18m)
- Fire safety due diligence: what RICS technical due diligence does and doesn't cover
- What is an FRAEW? Do you need one, what it costs and how to read the result
- Premises information boxes and building plans: what high-rise blocks must have
Related services
- EWS1 Forms – EWS1 assessments for sales and remortgages
- Building Safety Case Reports – for higher-risk residential buildings
- Fire Risk Assessments – for flats, HMOs, offices and commercial premises