PAS 9980 Led - External Wall Systems (EWS) Assessments

Fire Risk Appraisals of External Walls (FRAEW) and EWS1 support that help you evidence compliance, prioritise action and keep projects moving.

KFS provides independent Fire Risk Appraisals of External Walls (FRAEW) in accordance with PAS 9980:2022, with intrusive investigations where required, clear reporting and proportionate recommendations. Our Fire Safety Engineering team supports building owners, dutyholders and project teams to understand façade risk, prepare credible evidence for the Building Safety Regulator on higher‑risk buildings, and where needed complete EWS1 lender forms based on FRAEW outputs. We focus on insight that regulators accept, lenders understand and residents can trust.

Receive a quote tailored to your needs

+44 (0)1844 275500 Contact us Get a quote

An External Wall Systems (EWS) Assessment examines the fire risk associated with a building’s external wall construction - including cladding, insulation, fixings, cavity barriers and attachments such as balconies. The core technical process is the Fire Risk Appraisal of External Walls (FRAEW), carried out using the PAS 9980:2022 proportionate, risk‑based methodology. This approach assesses the likelihood and consequences of external fire spread and identifies appropriate mitigation measures.

As part of this process, intrusive inspection is often required to verify the actual construction, materials and fire‑stopping at representative locations - ensuring the risk appraisal is based on real conditions rather than drawings or assumptions.

Crucially, higher‑risk residential buildings (HRBs) must include an appraisal of their external walls within their Building Safety Case under the Building Safety Act 2022, meaning a FRAEW is commonly required to satisfy regulatory expectations and demonstrate effective risk management.

By contrast, an EWS1 form is not a life‑safety assessment and is not a legal requirement. Instead, it is a lender/valuer form used to support mortgage and valuation decisions, and is typically valid for five years. Its conclusions are drawn from the FRAEW evidence.

Kiwa Resources

Building Safer Spaces Together

Discover how Kiwa Fire Safety Compliance delivers smart, tailored fire safety solutions - available now as a digital flipbook and downloadable PDF.

View Brochure

PAS 9980‑led methodology

We deliver proportionate, evidence‑based FRAEWs fully aligned with the PAS 9980:2022 risk‑based approach.

End‑to‑end capability

We manage intrusive investigations, complete FRAEWs, support EWS1 requirements, and provide clear remediation and options appraisal guidance.

Multi‑disciplinary fire expertise

Our façade specialists work alongside fire engineers, product evaluators and risk assessors to provide integrated, technically robust assessments.

Golden Thread‑ready outputs

We deliver clear reports, traceable decisions and structured documentation that can be inserted directly into your Building Safety Act processes and digital Golden Thread.

Proven regulator acceptance

Our assessment structure supports the scrutiny expected by Building Control and the Building Safety Regulator across HRBs.

Desktop review

Gather existing fire strategies, risk assessments and as‑built information.

Inspection planning

Mark up elevations for targeted opening‑up to confirm build‑up, cavity barriers and fire‑stopping.

Intrusive investigations

Coordinate safe access, sampling and photographic evidence at agreed locations.

PAS 9980 risk appraisal

Apply the five‑step method to evaluate risk and identify proportionate mitigation.

Reporting

Issue a structured FRAEW report suitable for regulators, insurers and lenders; where required we complete the EWS1 form from the FRAEW evidence.

Next‑steps support

Options appraisal for interim measures and remediation pathways; integration into your Building Safety Case

Compliance and assurance

Provide Building Safety Case evidence and satisfy lender/valuer diligence with credible FRAEW reporting.

Proportionate action

Avoid unnecessary blanket remediation by focusing on the risk that matters.

Programme certainty

Reduce delays at planning, Gateway approvals and transactions.

Resident confidence

Communicate clear findings and actions in plain English.

Who We Work With

Supporting Decision‑Makers Across the Built Environment

• Building owners, asset managers and Accountable Persons for HRBs

• Developers and principal contractors

• Housing associations and managing agents

• Architects and multi‑disciplinary design teams

• Lenders, valuers and legal teams (for evidence review)

PAS 9980:2022

Fire risk appraisal of external wall construction.

Regulatory Reform (Fire Safety) Order 2005

As clarified by the Fire Safety Act 2021 to include structure, external walls and flat entrance doors in multi‑occupied residential buildings.

Building Safety Act 2022

Higher‑risk buildings regime, Safety Case and Building Safety Regulator oversight.

Building (Higher‑Risk Buildings Procedures) (England) Regulations 2023

Gateway processes and change control.

EWS1 – RICS/UK

Finance/BSA lender form for valuation; not a government or statutory requirement, typically valid for 5 years

Case Studies: Building Confidence Through Compliance

Explore how KFS helped clients across sectors meet fire safety obligations and improve risk management.

From Blueprint to Build: Fire Safety That Works

Preserving the past, protecting the future

Five-Star Safety: FRAs for comfort and a great nights sleep

Designing Freedom, Engineering Safety

Intelligent Solutions for Safer Places of Learning

Diagnosing Risk, Prescribing Safety for St David's

Q: What is an FRAEW and when is it required?

A: A Fire Risk Appraisal of External Walls (FRAEW) is a structured, proportionate assessment following PAS 9980:2022, used to understand the likelihood and consequences of external fire spread and to identify proportionate risk reduction measures. It is often required for multi‑occupied residential buildings, forms part of the Building Safety Case for HRBs, and supports compliance with the Fire Safety Act 2021.

Q: How is an FRAEW different from an EWS1?

A: An FRAEW is the technical assessment that determines risk and sets out proportionate actions. An EWS1 is a lender/valuer form used for mortgage and valuation purposes and is not a life‑safety assessment nor a legal requirement. It is informed by FRAEW outputs and commonly treated as valid for five years.

Q: What happens if the FRAEW identifies a higher‑than‑acceptable risk?

A: We provide proportionate recommendations ranging from management actions and localised repairs to targeted or full remediation. Interim measures may be suggested where appropriate to manage risk until permanent solutions are in place.

Q: How often should a FRAEW be reviewed or repeated?

A: There is no fixed interval. A repeat may be needed when materials change, after significant works, after a relevant incident, or when risk profile or guidance changes. EWS1 forms are usually refreshed every five years.

Q: Are there limitations to what a FRAEW can confirm?

A: Yes. FRAEWs use targeted intrusive investigations, so findings relate to the sampled areas and evidence available at the time. New information or further opening‑up may require an updated appraisal.

Q: How does the FRAEW support our Building Safety Case and the Golden Thread?

A: FRAEW outputs provide clear, traceable evidence of external wall risk, mitigation decisions and residual risk. This aligns directly with the Building Safety Regulator’s expectations for HRBs and supports digital Golden Thread requirements. We structure content so dutyholders can evidence how risks were identified, why decisions were made, and what proportionate actions are planned—making future reviews, change control, and handovers simpler.

Q: How long is an EWS1 valid and will lenders accept older forms?

A: EWS1 forms are typically considered valid for five years, and lenders may accept older forms depending on their policy and available evidence.

Q: Can KFS peer review a FRAEW carried out by another consultancy?

A: Yes. Our Fire Safety Engineering team can provide an independent technical peer review to support due diligence, lender queries, design teams or regulatory submission needs.

KFS delivers independent fire strategy reports aligned to UK standards - covering evacuation, smoke control, passive/active measures and approvals support - with CFD and structural fire engineering available when you need performance‑based justification

KFS Fire Safety Guardian delivers independent, engineering‑led oversight from detailed design to handover. Verifying product suitability, installation quality and delivery for safer, ready‑to‑occupy buildings.

KFS delivers performance‑based CFD studies that validate smoke control and evacuation safety in complex buildings - from atria to car parks - aligned with BS 7974 and BS EN 12101. Trusted evidence for Building Control and BSR approvals.

Kiwa Fire Safety Compliance (KFS) delivers impartial fire risk management services, including Fire Risk Assesments and appriasals, inspections, emergency planning, and construction phase support — helping you meet legal obligations and protect people, property, and reputation.

Partner with KFS for PAS 9980‑led FRAEWs and EWS1 support that drive confident decisions and avoid unnecessary remediation.

Request A Quote Today