When Is a FRAEW Required?

Not every residential building requires a Fire Risk Appraisal of External Walls (FRAEW). So how do you know whether your building needs one?

The answer depends on a range of factors, including the building’s construction, external wall system, available records and the level of fire risk identified.   This guide explains the most common situations where a FRAEW may be required and how to determine whether your building needs one. 

 

What is a FRAEW?

A Fire Risk Appraisal of External Walls (FRAEW) is a detailed assessment of the fire risk associated with a building’s external wall system.

Unlike a standard fire risk assessment, which considers fire safety throughout the building, a FRAEW focuses specifically on how the external walls could contribute to the spread of fire. It considers elements such as cladding, insulation, cavity barriers, balconies and other external attachments.

FRAEWs are carried out using PAS 9980, the recognised methodology for assessing external wall fire risk in existing multi-occupied residential buildings.

 

When is a FRAEW required?

There isn’t a single rule that applies to every building – it depends on the construction, the external wall system and the level of fire risk identified. A FRAEW is most likely to be needed if there is uncertainty about the fire performance of the external wall system or further evidence is needed to support fire safety decisions. 

This might include:

1. Buildings with cladding systems

Buildings with combustible or potentially combustible cladding are most likely to require a FRAEW, especially where:

• the type of cladding is unknown 
• insulation materials are uncertain 
• the fire performance of the external wall system cannot be confirmed 
• different façade systems have been used across the building

 

2. Uncertain construction details

Many existing buildings have incomplete records, particularly where refurbishments or alterations have taken place over a number of years.

A FRAEW may be appropriate if:

• drawings are incomplete 
• specifications are unavailable 
• construction records cannot be verified 
• previous alterations have changed the façade 

 

3. Complex external wall systems

The more complex the façade, the more difficult it can be to understand how it will perform in a fire.

Various things can affect this, including:

• multiple cladding systems 
• balconies 
• rainscreen façades 
• spandrel panels 
• decorative façade features 
• external wall insulation systems 

 

4. Defects or deterioration

Visible defects don’t automatically mean a building requires a FRAEW, but they may indicate that further investigation is needed.

Examples include:

• water ingress 
• loose or damaged cladding 
• deteriorating sealants 
• movement within the façade 
• damaged fire stopping 
• concerns over cavity barriers 

 

5. Before refurbishment or remediation

A FRAEW is often carried out before major refurbishment or cladding remediation projects because understanding the condition and fire performance of the existing external wall system helps project teams determine:

• the level of risk 
• whether remediation is required 
• the most appropriate remedial strategy 

 

6. Lender, insurer or valuer requirements

A FRAEW may also be requested by:

• mortgage lenders 
• insurers 
• valuers 
• funding providers 
• managing agents 

This is particularly common where additional information is required to support lending decisions, insurance renewals or funding applications.

 

Which types of buildings typically need a FRAEW?

There isn’t a defined list of building types that automatically require a FRAEW because the decision is based on the building’s construction and external wall system rather than its use alone. However, some types of buildings are more likely to require an assessment because of their design, occupancy or fire risk profile.

These commonly include the following, although every building should be assessed on its own merits rather than by building type alone.

• High-rise residential buildings – particularly where external wall construction or fire performance is uncertain. Read a residential high-rise residential case study here. 
• Mid-rise residential buildings – contrary to popular belief, FRAEWs are not limited to high-rise buildings. 
• Student accommodation – where external wall construction and higher occupancy often require more detailed assessment. 
• Mixed-use developments – especially where residential accommodation sits above commercial premises. 
• Care homes and supported living accommodation – where the vulnerability of occupants may mean a more detailed fire risk assessment is appropriate. 

 

When is a FRAEW usually not required? 

Not every building needs a detailed external wall fire risk appraisal.

A FRAEW is less likely to be required where:

• the external walls are constructed from non-combustible materials such as traditional brickwork, concrete or solid masonry 
• there is no cladding, external wall insulation or other façade products that could contribute to fire spread 
• reliable construction records confirm the external wall materials are of limited combustibility 
• balconies and other attachments are constructed entirely from non-combustible materials 
• the building is low-rise with straightforward, conventional construction and no complex external wall features 

Ultimately, the decision should be based on the building’s individual characteristics and level of risk rather than a single factor such as height.

 

Who decides whether a FRAEW is required?

There isn’t a single authority that decides whether a building requires a FRAEW, but it may be recommended or requested by:

• A competent fire risk assessor, where a standard fire risk assessment identifies the need for a more detailed appraisal of the external wall system. 
• The building owner or responsible person, who has a legal duty to understand and manage fire risk within the building. 
• Managing agents, particularly where there are concerns about the external wall construction, planned refurbishment works or questions from leaseholders. 
• Lenders or valuers, who may request a FRAEW to support mortgage lending or property transactions. 
• Insurers, where further evidence of the building’s external wall fire performance is needed before providing or renewing cover. 
• Project teams, including façade consultants, fire engineers and other specialists involved in refurbishment or remediation projects. 

The need for a FRAEW should be determined by a competent professional with experience of external wall systems, taking into account the building’s construction, available information and the level of fire risk identified. Visit our FRAEW service page for more information about the support we can offer. 

 

FAQS 

Is a FRAEW legally required? 

Not specifically. However, current fire safety legislation requires responsible persons to assess and manage external wall fire risk. In many situations, a FRAEW carried out using PAS 9980 is the recognised way of doing this. Read more about the legal requirements here. 

Do all buildings with cladding need a FRAEW?

No. The need for a FRAEW depends on the type of cladding, the overall external wall construction, available documentation and the level of fire risk identified.

Does PAS 9980 require a FRAEW?

PAS 9980 is guidance rather than legislation. It provides the recognised methodology for carrying out a FRAEW where a detailed assessment of external wall fire risk is needed.

Can I sell a property without a FRAEW?

In many cases, yes. However, lenders may request additional information about the external wall system before approving a mortgage. Whether a FRAEW is required depends on the building and the lender’s requirements.

How much does a FRAEW cost?

The cost depends on the size and complexity of the building, the level of investigation required and whether intrusive inspections are necessary. Our tailored quotes are based on your building and specific project requirements.

Who can carry out a FRAEW assessment?

A FRAEW should only be carried out by a competent professional with appropriate knowledge of façade systems, fire performance and PAS 9980 guidance. Depending on the building, this may involve collaboration between façade consultants and fire engineers.

 

In summary

There isn’t a single rule that determines whether a FRAEW is required. Instead, the decision depends on the building’s external wall construction, the level of fire risk identified and the information available about how the façade has been designed and built.

A FRAEW is more likely to be needed where there is cladding or a complex external wall system, uncertainty surrounding the building’s construction, planned remediation works, or where a lender, insurer or managing agent requests a more detailed assessment.

If you’re unsure whether your building requires a FRAEW get in touch, and we’ll help you take the most appropriate next steps.

Tel: 01489 690 095
Email: enquiry@barryjubbassociates.co.uk