What is in a FRAEW report? A section-by-section guide.

The executive summary

This is the part most people read, so it needs to stand on its own. Government guidance published with PAS 9980:2026 expects it to name the assessor and their qualifications and to give a clear outcome. From 1 November 2026, the RICS standard for valuations allows a FRAEW summary to be relied on instead of an EWS1 in some cases, provided it states clearly whether remedial works are needed.

The building and its context

The report describes the building: height and storeys, use and occupants, the evacuation strategy, means of escape, fire detection and suppression, and access for the fire service. These factors are part of the risk assessment, not background: the same wall can carry a different risk on a different building.

The external wall build-ups

Each wall type and attachment is recorded: the outer cladding, insulation, cavity barriers, fixings, windows and their surrounds, and balconies. For each one, the report should say how it was established, whether from drawings, test evidence, inspection or opening-up, and how reliable that evidence is. See our guide to cladding types.

Opening-up findings

Where the wall was opened up, the report records where, what was found and why those locations were chosen, with photographs. Our in-house contracting team carries out and makes good the openings, so the findings and the access arrangements sit in one record. See cladding intrusive investigations.

The risk assessment and rating

The assessor considers how the wall types and the building factors combine, and gives an overall rating for the risk of external fire spread: low, tolerable, medium or high under PAS 9980:2026. The reasoning should be clear enough for another competent person to follow. Read FRAEW risk ratings explained.

Recommendations

Recommendations should be proportionate to the risk: no further action, management measures, further investigation, or remediation of specific elements. A good FRAEW does not treat replacing the cladding as the default answer.

Limitations and assumptions

No appraisal sees everything. The report should state what was not inspected, what was assumed and how that affects the conclusion, so readers understand the basis of the rating.

The EWS1 form

Where a lender or valuer needs one, an EWS1 form is normally signed on the strength of the FRAEW and issued alongside it.

How to read your report

• Check that the executive summary gives a clear outcome and names the assessor.
• Check how each wall type was established, and where opening-up was used.
• Read the limitations: they tell you what the rating relies on.
• Ask the assessor to explain anything that is unclear before you act on it.

Frequently asked questions

Who can I share a FRAEW report with?

That is the building owner's decision. Reports are commonly shared with leaseholders, lenders, valuers, insurers and the fire risk assessor, and the executive summary is written so that it can be.

How long is a FRAEW valid?

A FRAEW should be reviewed when the building, the external walls or the available evidence change, or when it falls due for review. The 2026 edition of PAS 9980 does not invalidate FRAEWs competently produced to the 2022 edition.

What risk ratings can a FRAEW give?

Under PAS 9980:2026 the risk of external fire spread is rated low, tolerable, medium or high, with recommendations to match.

Does the report include an EWS1 form?

Where a lender or valuer needs one, an EWS1 form is normally signed on the strength of the FRAEW and can be issued alongside it.

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