Fire safety has been at the forefront of building compliance since the Grenfell Tower tragedy, with stricter requirements now placed on building owners, responsible entities, and managing agents. Terms like FRAEW, EWS1, and CSS are often mentioned, but what do they mean, and how do they affect your building?
This FAQ guide explains everything you need to know about Fire Risk Appraisals of External Walls (FRAEW), EWS1 Forms, and the Cladding Safety Scheme (CSS), helping you understand compliance, responsibilities, and funding options.
What is an FRAEW?
An FRAEW (Fire Risk Appraisal of External Walls) is a specialist fire safety assessment focused solely on the external walls of a building. Unlike a full Fire Risk Assessment (FRA), which looks at the entire building, an FRAEW examines how external wall systems — including cladding, insulation, balconies, and façades — may contribute to fire spread.
It is carried out using the PAS 9980:2022 methodology, which provides a structured framework for competent professionals to assess fire risks in external walls.
Why are FRAEWs Necessary?
FRAEWs are critical for:
Identifying fire safety issues in cladding or insulation.
Determining remediation needs to keep risk at a tolerable level.
Supporting mortgage or insurance applications, where lenders require confirmation of safety.
Accessing government funding (such as the CSS or Building Safety Fund).
Without a valid FRAEW, many buildings cannot move forward with remediation or satisfy lender and insurer requirements.
Which Buildings Require an FRAEW?
Not every building will need an FRAEW, but they are generally required for:
High-rise residential buildings – typically over 18m in height or with 7+ storeys.
Mid-rise residential buildings – usually over 11m tall.
Buildings with combustible external wall systems or insulation.
Any building where concerns about fire risk have been raised by a fire risk assessor, valuer, insurer, or mortgage lender.
Who Can Conduct an FRAEW?
FRAEWs should only be carried out by competent professionals with expertise in fire safety and external wall systems. This typically includes fire engineers who meet the competency requirements of PAS 9980:2022.
To be valid for government funding applications (such as CSS), the FRAEW must be conducted by a member of Homes England’s Approved Panel of Assessors.
What Does the FRAEW Process Involve?
The FRAEW process is comprehensive and includes:
Review of building documentation – construction drawings, specifications, and prior fire safety reports.
On-site inspections – visual surveys and intrusive investigations to examine concealed materials behind cladding.
Risk assessment – evaluating the likelihood of fire spread across or within the external walls.
Risk categorisation – classifying the building as low, medium, or high risk.
Recommendations – outlining remedial or mitigation works needed to achieve compliance.
Importantly, desktop-only assessments are not valid.
Intrusive site surveys are required to accurately verify materials and construction methods.
FRAEW vs Fire Risk Assessment – What’s the Difference?
Fire Risk Assessment (FRA): A broad review of all fire risks in a building (internal and external).
Fire Risk Appraisal of External Walls (FRAEW): A specialised assessment focused only on the external wall system.
While they overlap, FRAEWs are more detailed in assessing façade and cladding safety. Often, an FRAEW will form part of a wider FRA, but it remains a standalone requirement for compliance and funding purposes.
What is an EWS1 Form?
An EWS1 Form (External Wall System Form) is a document confirming that a building’s external wall system has been assessed by a qualified professional.
Purpose:
Provides lenders and insurers with assurance on the fire safety of external walls.
Required when selling, remortgaging, or insuring properties in affected buildings.
Key Facts:
Valid for 5 years from issue.
Typically required for buildings over 18m, though sometimes requested for shorter buildings.
Must be signed by a qualified fire engineer, surveyor, or competent professional.
FRAEW and EWS1 – How Do They Work Together?
An FRAEW is usually carried out first, as it provides the technical fire safety assessment required to complete an EWS1 form. In practice:
FRAEW = assessment of external wall safety
EWS1 = official form documenting that assessment for lenders/insurers
Without an FRAEW, the EWS1 may lack the evidence lenders require.
What is the Cladding Safety Scheme (CSS)?
The Cladding Safety Scheme (CSS) is a government funding programme that provides financial support to remediate unsafe cladding on residential buildings in England. It exists to protect leaseholders from unaffordable remediation costs where responsible developers cannot be identified or held accountable.
CSS Eligibility Criteria:
Building is over 11 metres tall.
Contains residential units.
External wall system assessed as medium or high risk in an FRAEW (PAS 9980 methodology).
FRAEW completed by a Homes England Approved Assessor.
Applications must be submitted by the building’s Responsible Entity (freeholder, head leaseholder, registered social housing provider, or management company).
What Type of Work Does the CSS Cover?
The CSS funds remedial works to address life-safety fire risks, including:
Removal and replacement of combustible cladding.
Installation of cavity barriers.
Removal of combustible insulation.
Alternative proportionate measures recommended by assessors.
For more detail, see the official Cladding Safety Scheme guidance.
FRAEW, EWS1 and CSS – Costs and Responsibilities
FRAEW Costs
Vary depending on building size, complexity, and extent of intrusive works.
EWS1 Costs
Typically covered by the building owner or managing agent.
Costs are often passed back to leaseholders via service charges.
CSS Funding
Covers remediation costs for eligible buildings.
Does not typically cover the cost of assessments themselves.
Other Common Questions
Can an FRAEW be done without intrusive surveys?
No. Intrusive checks are essential to verify materials and ensure accuracy.
What happens if a building fails an EWS1 assessment?
A Category B rating may trigger further investigation and/or remediation.
What if my building is under 11m?
These are generally lower risk and unlikely to require costly remediation. Other legal remedies may be available under the Building Safety Act.
What if my building is over 18m in London?
It may qualify for the Building Safety Fund, a similar scheme to the CSS.
How does PAS 9980 categorise risk?
Low risk: No remediation required.
Medium risk: Further investigation/remediation may be required.
High risk: Remedial work is necessary.
Why Choose Heightsafe for FRAEW, EWS1 and CSS Guidance?
At Heightsafe, safety is our priority. We support building owners, managers, and responsible entities with:
Expertise in fire safety compliance – nationwide coverage.
Qualified professionals able to advise on FRAEWs and external wall safety.
End-to-end solutions – from inspection and reporting through to remedial work.
Trusted track record working with blue-chip clients and housing providers.
By choosing Heightsafe, you gain a partner who ensures your building is compliant, safe, and eligible for funding.
Contact Heightsafe Today
FRAEW, EWS1, and CSS are three interconnected parts of today’s fire safety landscape. Together, they ensure buildings are assessed, documented, and — where necessary — remediated to protect residents and comply with UK legislation.
Contact Heightsafe today to book a consultation. Our experts will help you navigate FRAEW assessments, complete EWS1 forms, and advise on CSS funding eligibility, giving you confidence that your building is safe and compliant.