Frequently Asked Questions

A Fire Risk Appraisal of External Walls (FRAEW) is a specialist assessment of the fire risk posed by a building's external wall system. FRAEW assessments are conducted to PAS 9980:2022, the UK's published standard for external wall fire risk appraisal.

The assessment includes a desktop review of building records, site inspection of the external walls, and an evaluation of fire risk in accordance with PAS 9980 methodology. FRAEW assessments inform decisions on whether remedial works are required and provide the technical basis for EWS1 certification where appropriate.

An EWS1 form may be required by mortgage lenders when a property is being sold or remortgaged. The EWS1 form confirms that the external wall system has been assessed by a suitably qualified professional.

Not all buildings require an EWS1 form. The decision depends on the building's height, construction type, and lender requirements. Generally, buildings under 11 metres in height with no combustible materials in the external wall system do not require EWS1 certification.

EWS1 forms are issued following a PAS 9980 FRAEW assessment, where the assessing professional determines that certification is appropriate based on the building's characteristics and the assessment findings.

PAS 9980:2022 is a Publicly Available Specification published by the British Standards Institution (BSI) that sets out the methodology for conducting Fire Risk Appraisals of External Walls (FRAEW) on existing buildings.

PAS 9980 provides a standardised approach to assessing external wall fire risk, including inspection requirements, risk assessment criteria and reporting standards. It was developed following the Grenfell Tower fire and is now the recognised standard for FRAEW assessments across the UK.

All FRAEW assessments conducted by BN1 Fire Safety are undertaken in full compliance with PAS 9980:2022.

EWS1 forms must be signed by a professional with appropriate qualifications and competence in external wall fire risk assessment. Typically this will be a Chartered engineer-incorporated engineer, or equivalent to, registered with IFE or ABBE level 6 course completed typically a Building Surveyor (MRICS) or Chartered Building Engineer in the Assessment of External Wall Systems.

At BN1 Fire Safety, all EWS1 forms are signed by Lea Morland, who is a Chartered Building Surveyor (MRICS), Chartered Building Engineer (MCABE C.Build.E) and holds the ABBE Level 6 Award. Lea also served as a FRAEW Auditor on the UK Government's Cladding Safety Scheme.

A FRAEW is separate from and will inform a fire risk assessment about the associated risks relating to the building external wall configuration.

A Building Safety Case is a legal requirement under the Building Safety Act 2022 for high risk buildings (18 metres or more in height, or 7 storeys or more). The Building Safety Case demonstrates how building safety risks, particularly fire and structural safety, are being managed.

The Building Safety Case includes a Safety Case Report, which sets out how the Accountable Person is managing building safety risks, and the Golden Thread of information (a digital record of building safety information maintained throughout the building's lifecycle).

BN1 Fire Safety provides technical support for Building Safety Case preparation, including gap analysis, Safety Case Report review and support with fire safety assessments and documentation.

The timeframe for a FRAEW assessment depends on the size and complexity of the building, the availability of building records and whether intrusive inspections are required.

Typically, a FRAEW assessment for a standard residential block will take 6-8 weeks from instruction to delivery of the final report. This includes desktop review, site inspection, technical analysis and report preparation.

For larger or more complex buildings, or where additional opening up works are required, the assessment may take longer. BN1 Fire Safety will provide a clear timeline when you instruct us.

Yes. BN1 Fire Safety is a UK-wide fire safety consultancy operating across England, Wales and Scotland. We provide FRAEW assessments, EWS1 certification, Building Safety Case support and all other fire safety services on a national basis for managing agents, local authorities, housing associations and building owners.

Lea Morland is a Chartered Building Surveyor (MRICS) and Chartered Building Engineer (MCABE C.Build.E) with specialist expertise in fire safety and external wall assessment. He holds the ABBE Level 6 Award in the Assessment of External Wall Systems.

Lea was appointed as a FRAEW Auditor on the UK Government's Cladding Safety Scheme, where he reviewed and audited FRAEW reports submitted for government funding. This role required independent assessment of competence and methodology, and is evidence that his professional judgement is trusted at the highest level within the industry.

A fire risk assessment (FRA) is a general assessment of fire safety within a building, covering means of escape, fire detection and alarm systems, fire-fighting equipment and management of fire safety. FRAs are required under the Regulatory Reform (Fire Safety) Order 2005 for most buildings.

A Fire Risk Appraisal of External Walls (FRAEW) is a specialist assessment focused specifically on the fire risk posed by the external wall system. FRAEW assessments are conducted to PAS 9980:2022 and require specialist competence in external wall construction and fire engineering. A FRAEW is separate from, but may complement, a general fire risk assessment.

In most cases, a FRAEW assessment can be completed without requiring access to individual flats. The assessment focuses on the external wall system, which can typically be inspected from common areas, externally and through opening up of representative sections.

In some circumstances, limited access to a sample of flats may be required to inspect window details, wall construction at specific locations or to verify construction details. BN1 Fire Safety will discuss access requirements with you at the outset and will aim to minimise disruption to residents.

A FRAEW assessment is specifically focused on the external wall system. It does not cover all fire safety matters within a building.

Other fire safety assessments may be required, including fire risk assessments for common areas and flat entrance doors, fire door inspections, compartmentation surveys and fire strategy reviews. BN1 Fire Safety can advise on what additional assessments may be appropriate for your building.

If a FRAEW assessment identifies fire safety concerns with the external wall system, the assessment report will set out clear recommendations for risk mitigation. This may include interim measures (such as enhanced fire detection, resident engagement or management procedures) and remedial works (such as removal or replacement of combustible materials).

BN1 Fire Safety provides proportionate, evidence based recommendations focused on achieving an appropriate level of fire safety. We do not recommend unnecessary works. Where remedial works are required, we can provide ongoing support including specification review, contractor oversight and Fire Guardian services.