10 Common Misconceptions about FRAEW

A FRAEW is an important part of Fire Risk Assessment and fire safety strategy, but PAS 9980 guidance and the details of when a FRAEW assessment is required are still widely misunderstood.

Below, we address some of the most common misconceptions and explain what a FRAEW is actually designed to do.

 

1: “FRAEW and EWS1 are the same thing”

They are closely linked, but they are not the same thing.

A FRAEW (Fire Risk Appraisal of External Walls) is a detailed assessment of the fire risk associated with a building’s external wall system, typically carried out using PAS 9980 guidance.

An EWS1 is a lender form used during property sales and mortgage applications to confirm that an external wall assessment has been carried out where required.

In simple terms:

• FRAEW = fire risk assessment
• EWS1 = lender form

A FRAEW may sometimes form part of the evidence used to support an EWS1 assessment, but the two are not interchangeable.

 

2. “Getting a FRAEW means you’ll automatically get an EWS1”

This is a common misconception, but completion of a FRAEW does not necessarily result in an EWS1 form being issued. 

A FRAEW helps assess external wall fire risk, but an EWS1 form is issued separately and depends on the outcome of the assessment, the building type and lender requirements.

In some situations, a FRAEW may identify issues that require further investigation, monitoring or remediation before an EWS1 can be completed satisfactorily.

Even if the FRAEW shows that no remedial works are required, the EWS1 still has to be issued by a competent professional. 

 

3. “FRAEW is a pass/fail exercise”

A FRAEW is not simply a pass or fail assessment.

The PAS 9980 guidance is based on a proportionate approach to fire risk assessment, meaning the outcome depends on factors such as:

• the building’s height and occupancy
• the type of external wall construction
• the materials used
• the presence of cavity barriers and fire stopping
• the likelihood and consequences of fire spread

Some buildings may require no further action, while others may require monitoring, further investigation or remediation works.

The assessment is intended to help responsible persons understand and manage risk appropriately, rather than provide a simple pass or fail result.

 

4. “If the materials aren’t combustible, the building is automatically safe”

Just because individual materials aren’t combustible, that doesn’t mean the building as a whole is safe. 

External wall fire performance depends on how the whole system has been designed, installed and maintained, and issues such as:

• missing cavity barriers
• defective fire stopping
• poor workmanship
• incorrect installation
• gaps at façade interfaces

can all affect fire performance, even where compliant materials have been used.

The need to see the whole picture is one reason façade inspections and intrusive investigations are sometimes required alongside FRAEW assessments.

 

5. “FRAEW only applies to buildings over 18m”

This is one of the most frequent misunderstandings.

While higher-rise buildings have received the most attention following Grenfell, FRAEWs are not limited to buildings above 18m.

Current guidance increasingly focuses on:

• building complexity
• external wall construction
• occupancy risk
• presence of combustible materials
• uncertainty surrounding the façade system

In practice, this means buildings over 11m with cladding or complex external wall systems are most often assessed, especially when lenders, insurers or managing agents require further information on construction.

 

6. “A desktop review is sufficient”

It’s not always possible to assess risk properly from a desktop review alone.

In some cases, existing drawings, specifications and construction records may provide enough information to assess external wall risk appropriately. However, many buildings have incomplete records, undocumented material changes or uncertainty around how the façade was actually constructed.

Where this happens, intrusive investigations or physical inspections may be needed to confirm:

• the materials present
• how systems have been installed
• whether cavity barriers and fire stopping are in place
• whether construction matches available documentation

 

7. “Once a FRAEW is done, it’s done forever”

A FRAEW reflects the condition, information and level of risk known at a particular moment in time – the time of assessment.

If the building changes, new information becomes available or defects are identified later, the assessment may need to be reviewed.

Examples include:

• façade deterioration
• water ingress
• remediation works
• changes to external wall systems
• updated guidance or regulatory expectations

Like wider fire risk management, FRAEW assessments should be considered part of an ongoing process rather than a one-off exercise.

 

8. “If you have an EWS1, you don’t need a FRAEW”

An EWS1 form confirms that an external wall assessment has been carried out for lending purposes, it doesn’t remove the need for further investigation or more detailed risk assessment.

A FRAEW may still be required where:

• the original assessment was limited
• the building has since changed
• new concerns or defects have been identified
• remediation works have been carried out
• additional information about the façade system becomes available
• insurers, managing agents or responsible persons require further assessment

Building owners and responsible persons still have ongoing duties to understand and manage external wall fire risk appropriately, and that can include carrying out a separate FRAEW where needed.

 

9. “PAS 9980 / FRAEW is a compliance document”

PAS 9980 is guidance used to support fire risk assessment, not a compliance certificate.

It’s not as simple as confirming whether a building is ‘compliant’ or ‘non-compliant’.

Instead, a FRAEW helps responsible persons understand:

• the level of fire risk associated with the external wall system
• whether further action is required
• what proportionate risk management measures may be appropriate

The focus is on assessing and managing risk, rather than producing a simple statement on compliance.

 

10. “No cladding means no risk”

Although cladding is often the focus, buildings without visible cladding should not automatically be assumed to be low risk.

External wall fire risk is not limited to buildings with obvious cladding systems – a building may appear to have a traditional brick, blockwork or rendered exterior yet still contain materials or construction details that could contribute to the spread of fire, such as combustible insulation, balconies and attachments, and other concealed components.

This means if there is any uncertainty about construction, concerns regarding fire performance or a need to better understand external wall risk, an assessment may still be required.

 

Need Advice on a FRAEW?

If you’re unsure whether your building requires a FRAEW or further external wall investigation, we can help.

To discuss your building or request further information

Tel: 01489 690095
Email: enquiry@barryjubbassociates.co.uk
Or contact us through our enquiry page.