Guidance

Step-by-step guide to commissioning an FRAEW

Published 14 September 2026

Applies to England

Who is this guide for?

This guide explains how to commission a fire risk appraisal of external walls (FRAEW). It includes a step-by-step process and explains what you can expect at each stage. The Fire Safety Act 2021 clarified that, for buildings containing two or more sets of domestic premises, when carrying out their duties under the Regulatory Reform (Fire Safety) Order 2005, the responsible person must include the building’s structure and external walls (including cladding, balconies, and windows in those walls) in the fire risk assessment (FRA).  

The action plan of the FRA might recommend that an FRAEW is carried out by a specialist. This will provide an assessment of the potential fire spread over the external walls of a building. The findings of the FRAEW should be considered as part of the building’s wider  FRA.

If you plan to apply for government remediation funding, the responsible entity or their representative can apply for eligible residential buildings through the Cladding Safety Scheme. 

If you are unsure if your building is eligible for funding, you can provide information to the Homes England Tell Us… tool.

Step 1: Initial preparation 

Gather key information

Before a fire risk appraisal of the external walls (FRAEW) is commissioned, gather as much information about the building as possible. This helps the assessor conduct a thorough assessment. 

Allow enough time for this stage. Finding and collecting information can take longer than expected.

Documents to collect

Where available, collect:

• original construction drawings, specifications and ‘as built’ information
• fire safety information provided when the building was completed, including fire strategies and maintenance details of fire systems^{[footnote 1]}
• records of alterations or refurbishments, including the external walls or the building’s fire safety arrangements and systems that could impact fire risk
• previous fire risk assessments and FRAEWs
• building control completion certificates
• Operation and maintenance manuals and records (to understand how the external wall system and the building’s fire safety systems are intended to function)
• warranties for cladding and insulation systems
• information on the fire strategy (including the evacuation strategy)

You may not be able to find every document. However, finding as much information as possible will help your assessor.

If information cannot be found, the assessor may need to carry out additional document searches. This may increase costs and delay the assessment.

Building information 

You should also gather information about:

• the building’s height and number of storeys
• how the building is used and who occupies it
• when it was built
• any significant alterations – including façade replacements, added insulation, or fire safety upgrades
• its location and accessibility
• the fire safety arrangements
• a brief description of different external wall types and attachments that can be seen from outside the building

Keep residents informed

Residents should be kept informed throughout the process.

You should explain why the FRAEW is being carried out and provide updates on progress. More guidance on communicating with residents is included at the end of this guide.

Step 2: Appointing a qualified assessor 

An FRAEW should be undertaken by a professional with the appropriate skills, experience, knowledge and qualifications to carry out the assessment.

Guidance on skills, ethics and professional conduct of assessors can be found in PAS 9980:2026 Clause 5 and Annex B.

Choosing an assessor

When seeking an assessor you can refer to the Cladding Safety Scheme (CSS) assessor panel, even if you are not applying for government remediation funding.

This is a list of firms that can undertake FRAEWs managed by the CSS. Details can be found on the CSS webpages.

If you are applying for funding from the CSS, your application must include an FRAEW completed by a firm on this panel.

Before appointing an assessor, check that they have:

• relevant qualifications and any professional registration
• experience of similar buildings
• appropriate professional indemnity insurance, where relevant
• knowledge of current fire safety regulations and guidance
• an understanding of fire testing standards and classifications

A standard fire risk assessor may not have the specialist skills needed to carry out an FRAEW. PAS 9980 is intended for specialist fire engineers and building professionals.

Skills and experiences

FRAEW assessors should:

• have experience in assessing fire risks associated with external wall systems
• understand the fire behaviour of external wall materials and products and associated fire performance standards
• understand relevant fire safety regulations, standards and guidance

The expected skills of assessors are outlined in detail in [PAS 9980: 2026 Annex A – Expected skillsets of an external wall assessor]. 

Professional memberships

Assessors may belong to a professional organisation such as:

• Royal Institute of British Architects (RIBA)
• Institution of Fire Engineers (IFE)
• Royal Institution of Chartered Surveyors (RICS)
• Chartered Institute of Architectural Technologists (CIAT)
• Chartered Institution of Building Services Engineers (CIBSE)
• Institution of Structural Engineers (IStructE)
• Institution of Civil Engineers (ICE)
• Chartered Institute of Building (CIOB)
• Society of Façade Engineers (SFE)
• Chartered Association of Building Engineers (CABE)

Membership of such organisations may require the assessor to meet certain standards in terms of qualifications or experience in a particular field. There may also be an expectation for them to follow a code of conduct. This could lead to organisations applying sanctions where there are concerns around conduct or competence.

Not all members of one of the above professional organisations will be qualified to conduct an FRAEW. Undertaking an FRAEW requires a specific skill set and knowledge of the fire strategy considerations and regulatory framework underpinning the fire safety design of buildings. You should therefore always check their experience and competence.

Cost of an FRAEW

The cost of an FRAEW varies depending on building size, complexity, and the availability of documentation.

Costs may include:

• fees for the assessor
• potential intrusive investigations (such as opening up external walls)
• additional costs for testing materials, if required

The assessment may take several weeks or longer, depending on the size and complexity of the building and whether there is a need for intrusive surveys or difficulties in accessing parts of the building.

Assessor firms should advise on lead-in times for its completion when asked to quote for the FRAEW.

Step 3: Conducting the FRAEW  

An FRAEW is a detailed risk assessment of the external wall construction of a building. It  considers the risk to occupants from fire spreading over or within the external walls and whether any mitigation measures are needed.

The assessment should follow PAS 9980:2026 to ensure a proportionate, risk-based approach to fire safety.

Defining the scope

The assessor should clearly outline the scope of the FRAEW, including: 

• confirmation of the wall types and attachments if differences are identified, an explanation of those should be included, (for example, any differences in the underlying construction)
• the depth of investigation required (for example, whether further, intrusive inspections or testing will be needed), the assessor should be able to provide an estimate of the scope of any inspections needed, but these may reveal a need for further inspections
• expected deliverables and timelines, including reporting deadlines and review meetings

What will be assessed

The assessor will consider different aspects of the building’s external walls such as:

• The potential for fire spread over or within the external wall construction
• The extent and adequacy of subdivision of combustible materials and voids within the external wall construction and cladding
• The likelihood of secondary fires (such as, the likelihood of external wall fires spreading to other parts of the building)

The assessor will also consider the potential impact on residents, including whether a secondary fire could:

• directly harm occupants
• prevent or delay safe evacuation
• change the effectiveness and limitations of fire and rescue service intervention, including access challenges
• change the efficacy of mitigation measures (such as sprinklers or fire-resistant materials or alarms) can slow fire spread or accelerate evacuation
• affect the extent and effectiveness of the building’s fire safety management, including ongoing maintenance and emergency preparedness

An FRAEW only assesses fire risk associated with the external walls. It does not assess internal fire safety, whole building fire risk, or overall regulatory compliance. These matters are considered as part of the building’s fire risk assessment (FRA) and wider legal framework, including duties under the Regulatory Reform (Fire Safety) Order 2005 and the Fire Safety Act 2021. Find out more about the Fire Safety Act 2021.

You can find out more about what an FRAEW should consider in Recognising quality in your FRAEW report. 

Site inspection

The assessor is expected to conduct an on-site inspection of the building.

This will require access to the building, and may include communal areas, specific flats and balconies.

The assessor may need support from building owners or managers to arrange access and permission from residents.

The on-site visit is important because documentary information may be incomplete or insufficient to confirm the actual external wall construction of the building. Product substitutions could have been used when some buildings were built.   This means there can be significant differences between the products which were planned, and those that were actually used.

It may not be possible for some building materials to be identified during the site visit. In these cases, the assessor may recommend some material is removed from the building and sent for further analysis or testing. Although infrequent, this can be time consuming and add additional expense.

What an FRAEW should include

To inform this assessment, the appraisal should include:

• identification of materials – determining the materials used in the external wall system and their position on the building, including the fixing and fastening (such as cladding, insulation and cavity barriers)
• fire performance assessment – evaluating the fire risks associated with these materials
• review of fire protection – assessing existing active and passive fire safety measures. Including fire-stopping systems or cavity barriers, and the extent to which they encapsulate or sub-divide materials and the system as a whole
• assessment of potential fire spread – considering how much of a building’s façade is covered by the various external wall systems, and where and how fast an external fire might be expected to spread as a result of these
• assessment of architectural features – examining the potential impact of balconies, soffits, and attachments on fire spread
• evaluation of building-specific risks – considering factors such as building height, occupant vulnerability, and local fire service capabilities

The assessor may examine and record:

• wall construction build-up – layers of materials and their fire properties
• cladding materials and systems – including panels, fixings, and supporting structures
• cavity barriers and fire-stopping – ensuring correct installation and effectiveness
• insulation types and installation – assessing whether materials contribute to fire spread
• windows, doors, and other openings – reviewing fire resistance and compartmentation

Identifying and verifying materials 

The assessor will identify and record relevant information about the external wall system, including:

• Product specifications
• Test reports
• Classification reports
• Product certificates
• Installation methods

Test reports and classification reports are usually produced by independent laboratories on behalf of product manufacturers.

If information is not available

The assessor can only verify product specifications, manufacturer test certificates and classification reports if this information is available. If it is not available, the assessor may need to rely on  information on expected performance of materials and systems in Annexes N and O of PAS 9980.

What an FRAEW covers

The FRAEW only assesses the fire risks of the external wall system of the building. A fire risk assessment considers the whole building and it may suggest that an FRAEW is required.

Step 4: Understanding the risk analysis 

The assessor will use PAS 9980:2026 to evaluate and analyse fire risks. 

Fire spread assessment

The assessment evaluates how fire might spread across the external wall, considering: 

• vertical and horizontal fire spread risks – assessing potential fire paths
• cavity barrier effectiveness – whether barriers will adequately delay fire and smoke movement within walls
• impact of architectural features – including balconies, overhangs, and façade designs
• building height and accessibility – affecting firefighting strategies

Fire safety measures

The assessor will consider whether existing fire safety measures are adequate and effective, including:

• fire detection and alarm systems
• suppression systems (such as sprinklers or mist systems to slow fire growth)
• evacuation strategies (such as reviewing routes, signage, and escape procedures)
• emergency response planning
• smoke control systems

Understanding the risk outcome

The assessor will assign one of four risk outcomes. This is determined by the likelihood and consequences of fire spread via the external walls for the safety of the building’s residents, and the proportionality of taking steps to reduce risk further.

Low risk

This means that the external wall system is unlikely to contribute to external fire spread. Fire safety measures, such as cavity barriers and fire-stopping, are likely sufficient to prevent rapid fire progression. No remediation is necessary.

Tolerable risk

This means that the external wall systems present a risk of some contribution to external fire spread, but the extent of such spread is nonetheless limited and/or there are suitable mitigation measures in place to be satisfied that residents will be kept safe. No remediation is necessary, and the building occupants are considered safe from undue fire risk. 

Medium risk: action required

Further assessment, mitigation or remediation may be needed to clarify or reduce the risk to an acceptable level. This should be reviewed in the context of the building’s overall fire risk assessment.

High risk: action required

There is a significant risk that fire could spread quickly via the external walls, likely causing secondary fires on upper floors, compromising escape routes, and making fire and rescue intervention difficult. Remediation is strongly recommended. This may include replacing combustible materials, improving fire-stopping measures, or reconfiguring the façade to enhance fire safety.

The process of positioning where the risk lies is necessarily subjective, requiring professional judgement.

Understanding the risk outcome in your FRAEW report helps you to make informed decisions about whether remediation is needed, and what steps should be taken to improve fire safety as part of the overall fire safety strategy for the building.

If the building is rated as high risk, you should act quickly to protect residents and meet fire safety requirements.

If an assessor identifies a very high risk that puts residents in immediate danger, they should tell the client straight away so immediate action can be taken. 

For high-rise buildings over 18 metres in height, the local fire and rescue service must also be notified.

For more information on risk ratings, risk outcomes and associated actions, see PAS 9980:2026 Clauses 6 and 7.

Step 5: Report and recommendations 

Key elements of the FRAEW report 

The report should include:

• executive summary – highlighting key findings and overall assessment of the risk outcome
• methodology – detailing the appraisal process and PAS 9980:2026 application
• findings and evidence – including documented risks and supporting images
• risk outcomes – classifying level of risk presented by the external wall system based on PAS 9980:2026 criteria
• material test results – where applicable
• recommendations for remedial action – detailing necessary improvements
• photo documentation

For more information about what a good quality FRAEW should look like refer to Recognising quality in your FRAEW report 

What the FRAEW outcomes mean

The FRAEW looks specifically at the building’s external wall system.

The risk outcome is based on factors including:

• materials used – whether the building has combustible cladding, insulation, or other materials that could contribute to fire spread
• fire spread risk – if and how fire could spread externally and through concealed spaces, bypassing compartmentation and affecting upper floors
• impact on evacuation –  whether the external fire risk could prevent safe evacuation before conditions become hazardous
• fire and rescue service effectiveness – whether firefighters could realistically control the fire before it escalates beyond safe limits

Action plan development 

The assessor will provide a prioritised action plan, covering: 

• immediate safety concerns which require urgent intervention
• medium-term improvements
• longer-term maintenance strategies to ensure ongoing fire safety

Help with remediation costs

If an FRAEW identifies life safety risks linked to the external wall system, government funding may be available through the Cladding Safety Scheme for eligible buildings.  You can find out if your building is eligible for funding using the Homes England Tell Us… tool.

Some housing developers have agreed to fund remediation works under the Developer Remediation Contract. You can find more information here, including the list of developers that have signed the contract.

The contract requires developers to take responsibility for all necessary work to address life-critical fire-safety defects arising from the design and construction of buildings 11 metres and over in height that they developed or refurbished in England over the 30 years ending on 4 April 2022.

Leaseholders may also be protected by provisions in the Building Safety Act 2022. This gives financial protections for leaseholders in buildings 11 metres and over (5 storeys or more) with relevant historical safety defects.

For a plain English explanation of the implications for leaseholders and building owners, see Building safety leaseholder protections: guidance for leaseholders

If you are unhappy with an FRAEW

If your FRAEW is submitted as part of an application for funding to the Cladding Safety Scheme, it will be audited to ensure it has been conducted in line with PAS 9980 before the application can progress.

MHCLG regularly commissions independent audits of the assessments that developers submit under the terms of the Developer Remediation Contract.

If you have concerns about an assessment, you may wish to seek a second opinion from a qualified professional.

If your assessor is a member of a professional body (examples listed in Step 2 – Professional memberships), you can contact that organisation for advice about complaints or concerns.

Communicating with residents  

Clear communication helps residents understand the purpose of the FRAEW and what it means for them.

Keep residents informed from the start

• explain why the FRAEW is being carried out – emphasise fire safety and legal compliance
• outline the process – provide a clear overview of what the appraisal involves, including inspections and potential intrusive investigations
• clarify timelines – give residents an estimated timeframe for the appraisal, report completion, and any follow-up actions

Address concerns and questions

• hold resident meetings or questions and answer sessions to provide information and allow for feedback
• set up a dedicated communication channel  (email, phone line, or online portal) for updates and enquiries
• provide a contact person who can address individual concerns

Minimise disruption

• inform residents in advance about site visits, inspections, and any necessary access to their properties
• ensure assessors and contractors follow a considerate approach to avoid unnecessary disturbance
• if intrusive investigations are required, explain what areas will be affected and how disruption will be managed

Communicate findings clearly

• summarise the key findings in plain language, avoiding overly technical terms
• if remediation is needed, explain what it means for residents, including any safety measures in place and next steps
• explain the outcome and scope of the FRAEW, including that it focuses on the building’s external walls and risks to life from fire spread, but does not consider other defects in the building
• provide written updates or newsletters to keep residents informed of progress
• ensure all information is provided in an accessible way, considering residents’ needs
• be ready to provide a copy of the FRA or FRAEW if a resident requests it

Reassure and provide updates on next steps 

• if no immediate risks are identified, communicate this with residents
• if remediation is required, explain the action plan, timelines, and who will cover the costs (for example, government funding or the building owners)
• offer guidance on how residents can maintain fire safety in their homes, such as reporting concerns or following evacuation plans

By maintaining clear, honest, and consistent communication, you can ensure that residents feel informed, reassured, and engaged throughout the FRAEW process. 

For more information on your duties as a responsible owner of a building undergoing remediation, see: Code of Practice for the remediation of residential buildings

1. As required by Regulation 38 of the Building Regulations 2010 (England and Wales). ↩