Guide · FRAEW & EWS1
FRAEW vs EWS1: what's the difference?
The two are often confused. One is a detailed fire risk appraisal of a building's external walls; the other is a one-page form that summarises an outcome for lenders. Here is how they fit together.
The short answer
A FRAEW (Fire Risk Appraisal of External Walls) is a detailed, building-specific appraisal of the life-safety risk from a building's external walls, carried out to PAS 9980. An EWS1 is a one-page RICS form that records the outcome for valuers and lenders. The FRAEW is the evidence; the EWS1 is a summary of it for lending purposes.
| FRAEW (PAS 9980) | EWS1 form | |
|---|---|---|
| Purpose | Assess the fire risk from the external walls in the context of the whole building | Support mortgage valuation and lending |
| Output | Full report with risk conclusion and recommendations | One-page form with an A1 to B2 outcome |
| Used for | Fire risk management, remediation decisions, Cladding Safety Scheme funding | Sales and remortgages of flats |
| Validity | Until reviewed, for example after works or a new fire risk assessment | Up to five years |
What a FRAEW looks at
PAS 9980 takes a risk-based approach. Rather than simply identifying combustible materials, it considers how the wall construction, attachments such as balconies, building height, fire strategy, means of escape, occupants and fire service access combine. The outcome is a proportionate conclusion on risk and, where needed, recommendations for further investigation, mitigation or remediation.
PAS 9980:2026
BSI published a revised edition, PAS 9980:2026, in September 2026, alongside new government guidance on commissioning and recognising good-quality FRAEWs. The revision adds structure and clarity but is not intended to change how risk is assessed, and FRAEWs competently produced to PAS 9980:2022 remain valid.
When you need each
- You need a FRAEW when a fire risk assessment recommends an appraisal of the external walls, when applying to the Cladding Safety Scheme, or before deciding on remediation.
- You need an EWS1 when a mortgage valuer or lender asks for one. From 1 November 2026, RICS guidance also allows the executive summary of a suitable FRAEW to be relied on instead in some cases. See What is an EWS1 form?
How long a FRAEW takes
It depends on the building and the information available. A typical appraisal involves a review of drawings and records, a site survey (often with targeted intrusive opening-up), analysis against PAS 9980 and a peer-reviewed report. We typically issue reports within 15 working days of the site visit, and where time is critical we have delivered a peer-reviewed FRAEW and EWS1 within five working days, as our One Crown Place case study shows.
Frequently asked questions
Is a FRAEW the same as an EWS1?
No. A FRAEW is a detailed PAS 9980 appraisal of the fire risk from a building's external walls. An EWS1 is a one-page RICS form that records an outcome for valuers and lenders, usually based on a FRAEW.
Does PAS 9980:2026 mean my FRAEW is out of date?
Not necessarily. FRAEWs competently produced to PAS 9980:2022 remain valid. A review is normally needed only if the walls change or a later fire risk assessment recommends one.
How long does a FRAEW take?
It depends on the building and the records available. McKay Turner Consulting typically issues reports within 15 working days of the site visit, and has delivered a peer-reviewed FRAEW in five working days where time was critical.
Do I need a FRAEW to apply for cladding funding?
Yes. The Cladding Safety Scheme requires a PAS 9980 FRAEW from a firm on its assessor panel.
Related reading
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McKay Turner Consulting are Homes England approved Cladding Safety Scheme assessors, carrying out PAS 9980 FRAEWs and EWS1 assessments across the UK.