What is a Fire Risk Appraisal of External Walls (FRAEW)?
A fire risk appraisal of an external wall (FRAEW) is now the de facto methodology of assessing the outside of a relevant building, and a standard FRAEW must meet is included within the PAS 9980 guidance.
Fire Risk Appraisal of External Walls (FRAEW): Important Hazards to Consider
Before a FRAEW takes place, you must establish a comprehensive knowledge of all potential fire risks.
There are common factors that increase the risk of fire. These include:
- Combustible materials
- Faulty construction methods
- Inadequate fire-resistant barriers
- Improper insulation installation
Risk Factors to Consider
i.Fire performance risk factors,
- Façade configuration risk factors, and
- Risk factors associated with the fire strategy/fire hazards and effectiveness of fire and rescue service intervention and operational limitations
For each of the above categories, the likely influence of risk factors is considered to assess their contribution to the overall fire risk. Each external wall system can then be assessed to consider the positive, neutral, and negative aspects of the wall system relating to each risk factor in line with PAS 9980 Annex F, K and N.
The performance of external walls can also hinge on which cladding systems you use and the façade design. Focusing on these factors and the hazards they can pose will enable fire engineers and assessors to complete a FRAEW with greater accuracy, meaning you can negate potential risks that could otherwise go undetected.
How to Conduct a Fire Risk Appraisal of External Walls (FRAEW)
To conduct a FRAEW, follow the following five steps:
1) Conduct a preliminary assessment
Firstly, you need to complete an initial evaluation of the building’s external walls. This will earmark areas that require further examination. This process will ensure you’re allocating resources to the right areas, whilst also determining the size of the inspection.
2) Identify potential fire hazards
A thorough examination will then need to be completed to identify areas within the external walls that may be susceptible to fire.
The process will reveal anything that could potentially present a fire risk, including construction materials, insulation systems, and cladding components.
3) Evaluate fire spread and containment
You’ll then need fire engineers and assessors to review the potential scope for fire spread within the external walls and provide their feedback on the fire containment measures you currently have in place. This check is an indispensable part of the process because it identifies areas in the building in which a fire could penetrate.
4) Assess fire resistance and protection measures
At this stage of a FRAEW, an external wall’s fire resistance properties are assessed. This includes its capacity to resist a potential fire and restrict its spread. Fire-resistant barriers, insulation materials, cladding systems, and other protective measures are also checked.
5) Complete documentation and reporting
Finally, discoveries, risk ratings, and suggestions are gathered in an in-depth report.
The report provides a detailed overview of the review, identifies specific hazards, and advises on the next steps to protect yourself against the fire hazards identified during the previous four stages.
Ensure your building complies with FRAEW and PAS 9980 standards with top-tier advice and solutions from Harris Associates. Don't risk non-compliance – get in touch with us today for expert guidance and support.
Important FRAEW Considerations
There are four essentials to take into account when conducting a FRAEW.
1) Industry Standards
It’s important to stick to recognised standards. For example, PAS 9980. By following the guidance, you’ll be safe in the knowledge that you’re conducting assessments that comply with industry best practices.
2) Testing and Assessment Methods
During a FRAEW, your results must be accurate. Therefore, you need to use trustworthy testing methods and assessment techniques. Whether it’s laboratory testing, study of material properties, or simulations of fire behaviour, there are plenty of ways to conduct tests that’ll provide you with invaluable information as part of your assessment.
3) Expertise and Qualifications
The importance of a FRAEW can’t be underestimated. Therefore, use qualified fire engineers or assessors with the expertise and competencies to do the job properly.
Harris Associates are on the government-approved panel of Fire Risk Assessors, permitted to undertake FRAEWS as part of the Cladding Safety Scheme which provides funding for relevant at-risk buildings between 11-18 metres high.
Their understanding and background will give you the peace of mind that the process has been completed accurately and complies with regulations and standards.
4) Ongoing Monitoring and Maintenance
Once a FRAEW has been carried out, necessary recommendations will be provided in the FRAEW on whether any remedial action is necessary or not. You also need to make sure you schedule regular inspections and maintenance to ensure the building remains compliant.
Benefits of Conducting a FRAEW
Several benefits come with taking the time to complete a FRAEW.
Improved Fire Safety and Risk Management
When it comes to improving building fire safety, a FRAEW is pivotal. Being aware of areas of weakness in your external walls allows you to put contingency plans in place before a catastrophic situation arises further down the line.
Regulatory Compliance
Building owners have a duty of care and obligation to look after the people within their property.
In completing a FRAEW, owners comply with fire safety regulations and standards and take proactive steps towards mitigating fire risks.
Specific Mitigation Measures
A FRAEW removes the guesswork from fire safety and helps you understand exactly what you need to do to improve the fire safety of your external walls.
As a building owner, a FRAEW will enable you to assess the risk of a fire spreading over or within the external walls, so you can decide whether remediation or other mitigating measures are necessary. For instance, the report may recommend replacing or improving your insulation materials, modifying cladding systems, or improving fire-resistant barriers.
Peace of mind
FRAEW gives building owners peace of mind that they’ve done what is legally required to protect occupants from fire risks.
Join the ranks of satisfied clients who have navigated FRAEW and PAS 9980 with Harris Associates. Whether it's understanding legislation or implementing safety measures, we're here to help.
What is PAS 9980?
Published by the BSI, PAS 9980 provides guidance on assessing the external wall of a relevant building, all as part of the periodic fire risk assessments under the Regulatory Reform (Fire Safety) Order 2005.
The FRAEW and PAS 9980 replaced the previous MHCLG Consolidated Advice Note in January 2020.
External walls need to be included (or at the very least considered) in the fire risk assessment process, thanks to changes brought in by the Fire Safety Act 2021.
This means that the fire risk assessor will either need to use their expert knowledge of the construction and material nature of the external wall or get advice from a fire engineer or other fire safety professional for the fire risk assessment of external walls to satisfy the fire assessment statute and (2) for the fire risk assessment to be considered complete.
How Does PAS 9980 Categorise Risk?
Under the PAS 9980 framework, FRAEW will result in a building being considered either LOW, MEDIUM (tolerable or remedial works required) or HIGH risk.
Low-Risk
For a building deemed low risk, no remediation will be necessary.
Medium-Risk (Lower or upper end of Medium)
If a building receives a medium risk rating with a tolerable risk band, no remedial action is required. If the risk rating falls into Medium on the upper end, there is a potentially heightened risk. The magnitude of this risk is such that further investigation is needed, whether, for example, by more in‑depth technical assessment or fire testing, to refine the appraisal of fire risk and give a more conclusive outcome.
High-Risk
For high-risk-rated buildings, remediation will be necessary, and/or carrying out other mitigating works to combat the risks identified.
Who Is PAS 9980 Aimed At?
PAS 9980 isn’t something to be taken lightly.
It’s recommended that non-specialists familiarise themselves with its details.
However, the fire reduction steps outlined in PAS 9980 are aimed specifically at specialists with the skills needed to confidently lead and execute appraisals, i.e. fire engineers, and building professionals with a background in external wall construction. These include architects, contractors, facility managers and façade engineers.
Is a PAS 9980 Appraisal Needed for All Buildings?
The 2022 code doesn’t suggest statutory fire risk assessments apply to all buildings. This PAS applies predominantly to multistorey blocks of flats but also includes the following types of buildings if, from the perspective of general fire strategy and means of escape design, and specifically evacuation strategy, they are similar to a purpose‑built block of flats:
- a) student accommodation;
- b) sheltered and other specialised housing; and
- c) buildings converted into flats.
A qualified fire risk assessor may use their expertise to provide assurances that there’s no risk to life from fire spread if flammable materials haven’t been added to the building’s external walls over time.
Harris Associates can identify those buildings where the full weight of the PAS 9980 is unnecessary. In these circumstances, we can provide a Statement of Non-Combustibility, which can be evidenced to tenants and other concerned stakeholders.
Typically speaking, we’ll then focus on whether the external walls comply with the Regulatory Reform (Fire Safety) Order 2005 as part of the routine fire risk assessment process.
If a building does require an appraisal, it isn’t necessarily the case that all of them will need an intrusive inspection.
Get in touch with Harris Associates for comprehensive support with FRAEW and PAS 9980. Our team of specialists is dedicated to helping you meet all regulatory requirements with ease and efficiency.
Adhere to FRAEW and PAS 9980 Best Practices with Harris Associates
Here at Harris Associates, we’ve got the in-house expertise to carry out FRAEWs in line with the PAS 9980.
Our dedicated façade and compliance team, led by an experienced chartered engineer, comprises qualified façade technicians, engineers, and chartered building surveyors who are experienced in forensic investigation and on-site intrusive survey work. We also work with several trusted fire engineers who check our output and sign off accordingly
We provide support to Asset Managers, Leaseholders, Freeholders, Housing Associations, Management Companies, Contractors and Developers. To date, we have completed in excess of 300 EWS1/FRAEW cladding surveys and provided multi-disciplinary services on over 60 cladding remediation projects securing more than £175m of funding for our clients, via the Building Safety Fund/ACM Fund of Developers Pledge and Cladding Safety Scheme.
Our inherent knowledge of building construction, linked with our façade expertise and in-depth knowledge and understanding of the statute and related standards gives us the ability to provide all-round and flexible consultancy advice.
As an RICS-regulated firm, we’re committed to acting impartially, transparently, and proportionately as experts.
