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Fire Risk Appraisal of External Walls
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30+ YEARS
Exceptional industry standards
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Nationwide
Responsive teams UK-wide
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Fully certified
LPCB, Firas, BM Trada & ISO
Introduction to FRAEW Surveys
A Fire Risk Appraisal of External Walls (FRAEW) is a specialised assessment that examines how fire could travel over, through or within the external walls of an existing multi storey residential building. These appraisals focus specifically on façade and cladding systems—rather than the general fire precautions considered in a standard Fire Risk Assessment.
FRAEWs follow the guidance set out in PAS 9980:2022, the UK’s recognised methodology for assessing external wall fire risk. This code of practice was developed by the British Standards Institution (BSI) with support from the Department for Levelling Up, Housing & Communities (DLUHC) and the Home Office. As one of the UK’s established passive fire specialists, Checkmate Fire provides comprehensive FRAEW surveys, ensuring building owners receive clear, evidence based conclusions and practical recommendations.
Why FRAEW Surveys Are Important
Following the Grenfell Tower tragedy in 2017, the fire safety performance of external wall systems has become a major focus across the UK. Investigations highlighted how a combination of combustible cladding materials, insulation, missing cavity barriers and installation defects contributed to rapid vertical fire spread.
FRAEW surveys were introduced to help identify similar risks in other residential buildings. They offer a structured, risk-based method for understanding whether a façade poses a threat to life safety, and what measures, if any, are needed to mitigate that risk.
Checkmate Fire’s Fire Engineers combine façade expertise with fire engineering competence to help building owners, managing agents and responsible persons make informed decisions about remediation, management strategies, or ongoing monitoring.
WHEN IS A FRAEW REQUIRED?
PAS 9980 outlines situations where a FRAEW is likely to be appropriate.
A survey may be needed if:
- The external wall system contains combustible materials, including certain types of cladding, insulation, high pressure laminates or timber elements.
- The building is a multi occupied, multi storey residential property, including blocks of flats, student residences or specialist housing.
- There is inadequate documentation confirming that the façade meets recognised fire safety criteria (such as BR 135).
- A standard Fire Risk Assessment has highlighted concerns about the external walls, recommending further investigation.
Conversely, buildings constructed from traditional, non combustible masonry or concrete with no combustible attachments may not require a FRAEW if the risk is clearly minimal. Checkmate Fire can provide an initial screening to help determine whether a FRAEW is necessary.
FRAEW vs. EWS1: UNDERSTANDING THE DIFFERENCE
Although both relate to external wall systems, FRAEW surveys and EWS1 forms serve different purposes:
FRAEW (PAS 9980)
A fire safety assessment carried out by competent professionals to understand risks to residents and support a building’s fire risk management strategy.
EWS1 Form
A document used during mortgage and valuation processes to confirm whether combustible materials are present and whether the façade requires further investigation for lending purposes.
A FRAEW may inform an EWS1
Importantly, an EWS1 cannot replace a PAS 9980 FRAEW when assessing life safety risk. Checkmate Fire provides both services and can advise clients on which is required for their situation.
THE PAS 9980 FIVE STEP APPROACH
FRAEW surveys delivered by Checkmate Fire follow the structured methodology in PAS 9980:
ONE: Establishing Whether a FRAEW is Needed
Initial checks determine whether the building’s materials or configuration indicate a meaningful risk requiring formal appraisal.
TWO: Information Collection
This may include reviewing drawings, construction records, product testing data and carrying out intrusive investigations to expose the wall build up.
THREE: Identifying Risk Factors
Risk factors fall under three broad categories:
- Fire performance combustibility, cavity barriers, resistance to fire spread.
- Façade configuration extent of cladding, cavity size, proximity to openings.
- Fire Strategy Evacuation strategy, resident vulnerability and firefighting access.
FOUR: Professional Risk Analysis
Each risk factor is assessed as:
- Positive Indicating lower likelihood of rapid fire spread
- Neutral
- Negative Increasing the level of concern
FIVE: Overall risk rating
The building is given a clear, evidence based rating:
- Low risk no further action needed
- Medium risk Risk may be tolerable with monitoring or targeted work
- High risk Remediation or immediate mitigation required
Checkmate Fire provides findings in clear, accessible language with practical recommendations for next steps
WHO CAN COMPLETE A FRAEW?
PAS 9980 requires that FRAEWs are carried out by competent professionals with suitable technical knowledge. This may include:
- Chartered fire engineers.
- Building surveyors with façade and fire expertise.
- Façade engineers trained in fire performance.
Competence includes understanding:
- Building fire strategies and evacuation principles.
- External wall design and construction.
- Reaction to fire and system testing (BS 8414, BR 135, etc).
Checkmate Fire’s teams meet the competency requirements of PAS 9980, hold appropriate professional indemnity insurance, and operate independently without conflicts of interest.
HOW CHECKMATE FIRE CAN HELP
With specialist expertise in FRAEWs, PAS 9980 assessments, EWS1 forms and external wall inspections, Checkmate Fire provides nationwide support to duty holders navigating the complex landscape of façade fire safety.
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