FRAEW (PAS 9980) & EWS1 Assessments
Fire risk appraisals of external walls and cladding, carried out to PAS 9980:2026. If a cladding or external wall question is holding up a sale, a remortgage or your peace of mind, talk to us and we will help you understand where your building stands.
FRAEW and EWS1: two outputs from one appraisal
A FRAEW, or fire risk appraisal of external walls, is a structured assessment of a building's external wall construction carried out to PAS 9980:2026. It examines what the wall is made of, how it is likely to behave in a fire, and the risk that presents to occupants, concluding in a risk rating.
An EWS1 is the one-page form valuers and lenders use to summarise that conclusion for mortgage purposes. The FRAEW is the evidence behind it; the EWS1 records the outcome.
PAS 9980 provides a structured methodology for assessing external wall risk. The appraisal establishes the wall construction, assesses it against the standard, and concludes in a risk rating specific to that building. The outcome depends on the construction found and the evidence available. Where remediation is indicated, we can advise on scope and prioritisation and review the remedial design independently. The scope of each appraisal is confirmed for the individual building.
We know how stressful and confusing external wall issues can be, particularly for leaseholders and residents' management companies who did not create the problem and simply want to move on. We will explain what we find in plain terms, and set out your options clearly.
External wall services
Related reading: external walls also fall within your building's fire risk assessment. The FRAEW is the specialist appraisal that feeds it.
- PAS 9980 fire risk appraisal (FRAEW), from records review and inspection through to a documented risk rating.
- EWS1 forms, completed to support valuation, sale and remortgage, underpinned by the FRAEW.
- External wall remediation advice on scope, prioritisation and remedial design.
- Investigation of the wall construction, including intrusive opening-up to establish the build-up reliably. The extent is determined for each building.
How the appraisal works
- 1. Records review. Drawings, specifications, O&M information and previous reports. This often answers more than expected.
- 2. Inspection and investigation. Inspection of the external wall system, with intrusive opening-up to establish the actual construction. The extent of opening-up is determined for each building and confirmed in the proposal.
- 3. Appraisal and risk rating. The wall system is assessed against PAS 9980, concluding in a risk rating with the reasoning set out in full.
- 4. Report, and EWS1 where needed. Written to be read by owners, residents, managing agents, valuers and lenders alike.
FRAEW & EWS1 FAQs
What is the difference between a FRAEW and an EWS1?+
A FRAEW is the technical appraisal of the external walls, carried out to PAS 9980:2026; it reviews the wall build-up and rates the risk to occupants. An EWS1 is a one-page form valuers and lenders use to summarise that outcome for mortgage purposes. We can provide both, and will explain which you actually need.
Do I need an EWS1 form to sell or remortgage my flat?+
Not always. Many lenders no longer require an EWS1 for every building. Where a lender or valuer does ask for one, it must be completed by a suitably qualified fire professional and supported by a FRAEW. Send us the building details and we can discuss the pros and cons of EWS1.
How long is an EWS1 form valid?+
Five years from signature, for the whole building. One assessment can support every sale and remortgage in the block during that period, unless the external wall is materially altered.
Does a FRAEW involve intrusive investigation?+
Establishing the actual wall construction reliably normally requires intrusive opening-up, and it forms a standard part of our appraisals. We review drawings, specifications and previous reports first, but records alone are rarely a substitute for confirming what is in the wall. The extent of opening-up depends on the building, the available information and access, and is agreed with you as part of the scope.
What if the appraisal finds a medium or high risk?+
The report explains what drives the rating and the options for addressing it, which may include management measures, targeted works or fuller remediation. We can advise on scope and prioritisation and review remedial designs independently, and we will help you understand what the findings mean for you.
External wall problems can be worrying and hard to make sense of, especially when a sale or remortgage depends on them. Send us the address, drawings and any previous reports, and we will take the time to understand your building, set out the proposed scope of appraisal, and explain the fee before you commit to anything.
The descriptions on these pages outline our standard approach to each service. The scope, methodology and fee for any instruction are determined for the individual building or project and confirmed in a written proposal before work begins.