Fire Risk Appraisal of External Walls (FRAEW) - PAS9980
At PARKdesigned, we are committed to keeping our clients informed and equipped to navigate the evolving landscape of Building Safety Regulations. This blog post focuses on crucial topics like fire risk, remediation strategies, and the importance of comprehensive assessments such as the Fire Risk Appraisal of External Walls (FRAEW). By sharing insights and practical guidance, we aim to support building owners and managers in ensuring the safety and compliance of their properties.
What is a FRAEW?
A Fire Risk Appraisal of External Walls (FRAEW) evaluates the life safety risks associated with a building's external wall system and must adhere to the guidelines set out in PAS 9980:2022.
PAS 9980 outlines a comprehensive methodology for assessing the construction and cladding of external walls on existing multi-storey, multi-occupied residential buildings.
Who is PAS 9980:2022 for?
PAS 9980:2022 is designed for competent fire engineers and building professionals, such as building surveyors and façade engineers, who are responsible for assessing and advising on the fire risk associated with the external wall systems of existing blocks of flats. Additionally, the key findings from these appraisals are intended to benefit stakeholders who rely on or act upon the results, including block managers, building control bodies, insurers, and contractors.
Fire Risk Appraisal of External Walls (FRAEW)
Is an FRAEW a substitute for an EWS1?
A Fire Risk Appraisal of External Walls (FRAEW) is not a substitute for an EWS1 form, and it’s crucial not to confuse the two. An FRAEW focuses on evaluating the risk to life posed by the external wall system and serves to complement the building’s overall fire risk assessment. The findings from a FRAEW help building managers implement safety measures to protect occupants effectively.
In contrast, an EWS1 form is used solely for valuation purposes. It assesses the cladding materials of a building to inform mortgage providers whether the property is likely to require costly remedial work. Historically, the financial burden of such remediation has often fallen on leaseholders, which presented a significant risk for mortgage lenders.
Do I need a FRAEW?
Almost every apartment building is required to have a Fire Risk Assessment. Recent legislative changes now mandate that this assessment must also include a review of the building’s external walls. If the initial fire risk assessment detects any cladding or combustible materials on the external walls, and the assessor cannot conclusively determine the risk these materials pose, they will recommend conducting a Fire Risk Appraisal of External Walls (FRAEW).
How is an FRAEW completed?
Once a fire risk assessment recommends an FRAEW, the building manager must appoint a competent professional to carry it out. The first responsibility of this professional is to evaluate the available information and determine whether an FRAEW is truly necessary or if the risk from the external wall construction is low enough to forgo further appraisal.
If the professional deems an FRAEW necessary, they will carefully review all relevant documentation, such as the fire risk assessment, past external wall reports, the building’s fire strategy, and construction drawings. Should the provided information be insufficient or unclear, the assessor may require an intrusive inspection of the external walls. This inspection allows a detailed examination of structural elements that could affect fire spread, typically including floor compartments, areas around window and door openings, and the wall heads.
Once the inspection is complete, or if no intrusive investigation was needed, the assessor will compile a report detailing the risk the external wall construction poses to the occupants. If the risk is found to be high, the report will include specific remedial recommendations, which the building manager must implement. If the risk is assessed as low, the report will advise that no further remedial action is necessary.
While PARKdesigned does not conduct FRAEWs directly, we collaborate closely with experienced consultants as part of a comprehensive team to ensure these assessments are carried out effectively. If you would like more information or need assistance in coordinating a FRAEW, please feel free to get in touch with us—we are here to support you in maintaining safety and compliance for your building.