FRAEW – PAS 9980 Review Services

Residential apartment building requiring FRAEW and PAS 9980 fire risk appraisal of external walls

A FRAEW (Fire Risk Appraisal of External Walls) is a structured assessment of a building’s external wall construction, carried out under the PAS 9980 code of practice published by the British Standards Institution. It evaluates how a building’s façade would behave in a fire, identifies hidden risks behind the visible outer skin, and produces an evidence-based risk rating to inform insurance, mortgage lending, and remediation decisions.

MAF Associates delivers FRAEW and PAS 9980 assessments UK-wide for freeholders, managing agents, housing associations, developers and lenders. Our approach is competent, proportionate and commercially aware. We use intrusive investigation only where it is genuinely required, and our reports are written to be useful to the people who have to act on them.

Get a fixed-fee FRAEW proposal
Read on for how we work

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CABE Premium PartnerAccredited body

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Led by CEng MIFireE MIoL Chartered Fire Engineer

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UK-wide serviceOperating nationally

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PAS 9980 compliantStructured methodology

Our 5-stage FRAEW assessment process

Every FRAEW we deliver follows the same five-stage process. This protects you against scope creep, gives you defined deliverables at each stage, and produces a report that holds up to insurer, lender and regulator scrutiny.

Pre-assessment information gathering

Review available plans, materials data, previous assessments and remediation records to establish baseline knowledge.

Site inspection and sampling

A competent fire engineer inspects the external wall system. Targeted intrusive investigation where records are incomplete.

Risk analysis using PAS 9980 criteria

Evaluation of combustibility, cavity barriers, fire behaviour factors and means of escape against PAS 9980 criteria.

Risk rating and recommendations

Clear risk rating (low, medium or high) and proportionate measures, from monitoring through to specific remedial works.

Reporting and stakeholder communication

Comprehensive written report suitable for insurers, lenders and regulators. Direct stakeholder engagement where helpful.

For an example of this process in practice, see our Bristol MHCLG developer remediation case study.

Why building owners choose MAF Associates

Five reasons building owners, managing agents and developers commission MAF Associates for FRAEW and PAS 9980 work:

Competent assessors with built-environment depth

Our fire engineers, façade surveyors and risk assessors have extensive experience across the building stock that PAS 9980 was written for. Our directors hold professional accreditations including C.Build E, MCABE, MICWCI, MIFSM, AMIFPO, MIConstM, FireACQP, SIIRSM and FSIDip.

Proportionate, commercially aware advice

A high risk rating does not automatically mean cladding replacement. We work hard to identify the proportionate response, which protects your residents and your capital position equally. We have delivered this approach on complex projects under schemes including the MHCLG Developer Remediation Scheme.

Modern investigation tools

We use drones and laser scanning for accurate façade examination where appropriate, alongside traditional inspection methods. This is faster, safer, and produces a better evidence base for the report.

Single point of contact across fire safety

FRAEW and PAS 9980 rarely sit in isolation. We also deliver EWS1 forms, internal fire risk assessments, fire engineering and ongoing consultancy, so the building’s full fire safety position is held by one team.

Integration with the wider compliance picture

Our assessments align with the Building Safety Act, the Fire Safety Order, the Fire Safety Act 2021 and current government guidance. The report sits inside a coherent compliance position, not as an isolated document.

How we price FRAEW assessments

Every FRAEW is priced to the building. We provide a fixed-fee proposal once we understand the scope, but to help you anticipate that, here is how we frame our pricing.

Tier 1

Buildings below 11 metres

Typically the most straightforward scope. We offer a competitive entry-point fee, fixed once we have confirmed suitability and scope.

Tier 2

Buildings above 18 metres

Priced to scope, based on height, complexity, construction type, access requirements and the depth of reporting required. We quote in writing, with assumptions clearly set out.

Tier 3

Multi-block schemes

Priced to scope, based on the number of blocks, the survey requirements, and the reporting structure you need (consolidated portfolio, individual block reports, or both).

To receive a fixed-fee proposal for your building, get in touch with the basic details (location, height, number of units, any existing reports) and we will come back to you with a costed scope within 5 working days.

Sectors we serve

We deliver FRAEW and PAS 9980 assessments across the building types and ownership structures that the standard was written for:

Multi-occupied residential buildings, including high rise and mid rise blocks of flats
Purpose-built student accommodation (PBSA) with complex façades or attachments
Mixed-use buildings with residential occupation above commercial
Housing association and local authority residential portfolios
Build-to-rent and private rented sector portfolios
New developments requiring assessment ahead of insurance or mortgage finalisation
Existing buildings undergoing remediation planning, insurer review or sale

FRAEW and PAS 9980 FAQs

What is the difference between an EWS1 form and a FRAEW?

An EWS1 form is a one-page valuation report used primarily by mortgage lenders and valuers to confirm whether a building’s external walls require further investigation. A FRAEW is the full underlying fire risk appraisal of the external wall system, carried out under PAS 9980, that informs the EWS1 outcome. The EWS1 is the summary; the FRAEW is the substance behind it.

Is a FRAEW a legal requirement?

PAS 9980 is a code of practice, not legislation. However, a FRAEW is often required in practice to satisfy obligations under the Fire Safety Order 2005 (as amended by the Fire Safety Act 2021), the Building Safety Act 2022, lender requirements, insurer requirements, and the Regulatory Reform (Fire Safety) Order. For many residential buildings it is the only credible evidence base for a competent fire safety position.

Does my building need a FRAEW if it is built of brick?

Yes, potentially. PAS 9980 applies to buildings where the external wall construction may pose a fire risk, regardless of whether the visible outer face is brick, render, cladding or another finish. Many buildings that appear to be solid masonry from the street are actually timber-framed, steel-framed or hybrid constructions behind the brick outer skin. Visual inspection alone is not sufficient to confirm what is actually present.

Do you carry out intrusive investigation?

Yes, where it is genuinely required. PAS 9980 requires the assessor to understand the full wall build-up, and where records are incomplete, targeted intrusive inspection may be the only way to verify this. We do not commission intrusive work unnecessarily, and we agree the scope with you in advance.

How long does a FRAEW take to deliver?

For a single building, typical delivery is 4 to 8 weeks from instruction to final report, depending on access, the availability of construction records, and whether intrusive investigation is required. Multi-block portfolios are quoted to scope.

What does a FRAEW cost?

Fees vary by building height, complexity, construction type, access requirements and reporting scope. We offer a competitive entry-point fee for buildings below 11 metres, and bespoke pricing for taller and more complex buildings. We provide a fixed-fee proposal in writing once we have confirmed scope.

Who is qualified to carry out a FRAEW?

Under PAS 9980, the assessor must be competent in the fire risk of external walls. This usually means a chartered fire engineer or façade specialist with documented training, experience and continuing professional development. MAF Associates’ senior assessors hold C.Build E, MCABE, MICWCI and related accreditations.

What happens after the FRAEW?

You receive a written report with a risk rating (low, medium or high) and proportionate recommendations. We can support you with EWS1 form completion, remediation planning, insurer and lender engagement, and ongoing fire safety strategy. We also revisit and update assessments where there have been material changes to the building.