FRAEW / EWS / CSS Frequently Asked Questions
Bailey Partnership’s Building Safety Team are frequently contacted by Leaseholders, Managing Agents, Freeholders and Building Owners with a range of questions about FRAEW’s EWS1 Forms and Applications to the Governments Cladding Safety Scheme (CSS).
We have collated below a suite of the most common questions and provided responses against each which we hope will assist.
Should you have any further questions or require further clarification of any of the points raised below please contact our Building Safety Team using the details below:
Email: buildingsafety@baileyp.co.uk
Tel: 01732 885 835
Bailey Partnership have been appointed by the Ministry of Housing, Communities and Local Government (MHCLG) formerly known as DLUHC as an Approved Consultant on their panel of FRAEW assessors for the Cladding Safety Scheme (CSS).
We are also Homes England’s national delivery partner on their FRAEW Hardship framework and have been members of the approved panel and hardship framework since their inception.
What is an FRAEW?
A Fire Risk Appraisal of External Walls (FRAEW) is a comprehensive assessment of the fire safety risks associated with the external wall construction and cladding of a building. It is specifically focused on how the external walls might contribute to fire spread. It’s not a full fire risk assessment of the entire building, but a focused assessment on this critical element.
Why are FRAEWs necessary?
FRAEW’s are a form of assessment of the External Walls of a building. An FRAEW will identify and address potential fire safety issues and determine if remedial works are required to maintain a tolerable level of risk to life. FRAEW’s are often required for mortgage or insurance purposes and are required as part of funding applications for remediation work via the Government CSS and Building Safety Fund (BSF).
What Types of Building Require an FRAEW?
- High-rise residential buildings (typically over 18 metres tall or with 7 storeys)
- Mid-rise residential building (typically over 11 metres tall)
- Buildings with specific types of cladding or external wall construction that contains combustible insulation
- Buildings where concerns about fire safety have been raised by a fire risk assessor, valuer, insurer or lender
Who conducts an FRAEW?
FRAEW’s should only be conducted by competent fire engineers or other suitably qualified professionals with expertise in fire safety and external wall construction. Bailey Partnerships Building Safety team fulfil the competency requirements of PAS 9980:2022, are able to conduct FRAEW’s and are members of Homes England’s Approved Panel of Assessors.
What does the process of conducting an FRAEW involve?
An FRAEW typically involves:
- Review of building documentation: Construction drawings, specifications, latest fire risk assessment and any previous fire safety assessments of the external wall systems.
- On-site inspection: Visual inspection of the external walls, cladding, insulation, and any other relevant features. This will involve intrusive surveys to examine materials hidden behind the cladding or external walls.
- Assessment of fire risk: Evaluation of the potential for fire spread over or within the external walls, considering factors like materials, construction methods, and building height.
- Risk categorisation: Determining the level of risk posed by the external walls (e.g., low, medium, or high).
- Recommendations: Providing high level recommendations setting out which wall types require remediation or mitigation measures.
My Building is a registered Higher Risk Building (HRB). Are we required to apply to the Building Safety Regulator for Gateway 2 Approval prior to undertaking an intrusive survey?
Typically no, however we will assess each HRB on its own merits and where the scope of the intrusive survey constitutes controlled works or “building work” as defined within the Building Regulations, we will advise you of the next steps.
Can you undertake an FRAEW on a desktop basis or without intrusive opening up?
No. We recommend caution in appointing any organisation which proposes to undertake an FRAEW or EWS1 Form through a desktop assessment without verifying the construction on site.
What is the difference between an FRAEW and a Fire Risk Assessment (FRA)?
An FRAEW focuses specifically on the risks associated with external walls. A Fire Risk Assessment (FRA) is a broader assessment of all fire risks within a building. A FRAEW may be a component of a full FRA, but it is a distinct and specialised assessment which will often be a critical determining factor within an FRA.
How much does a FRAEW cost?
The cost of a FRAEW can vary depending on several factors, including the size and complexity of the building, the type of external wall construction, and the extent of the investigation required. Please contact buildingsafety@baileyp.co.uk for a quote, or fill in the form on our website by clicking on the following link:
What happens after an FRAEW is completed?
The results of the FRAEW will inform decisions about what, if any, action needs to be taken to address a level of risk. If the FRAEW identifies significant fire safety risks, remediation work or interim measures may be required. FRAEW’s produced by Bailey Partnership can be used to support applications for eligible leaseholders funding via the Cladding Safety Scheme.
What is the Cladding Safety Scheme (CSS)?
The CSS provides funding to remediate unsafe cladding on eligible residential buildings in England where responsible developers cannot be identified, traced, or held responsible. The fund is designed to protect leaseholders and cover the costs of undertaking remedial works to address life safety fire risks associated with external wall systems / cladding.
Who can apply for funding via the CSS?
Applications must be made by the building’s Responsible Entity, which is the person or organisation with legal responsibility for the repair and maintenance of the building. This could be the freeholder, head leaseholder, registered provider of social housing, or a management company.
- Buildings must be over 11 meters in height.
- The building must contain residential units.
- The external wall system must have been assessed as posing a high or medium risk to life in a Fire Risk Assessment of External Walls (FRAEW) using the PAS 9980:2022 methodology.
- The FRAEW must have been conducted by a member of the Homes England Approved Panel. (Bailey Partnership have been approved members of the panel since its inception).
What type of remedial work does the CSS typically cover?
The CSS covers the costs of remediating or mitigating life safety fire risks associated with external wall cladding to buildings above 11 metres tall. This includes works such as:
- Removing and replacing combustible cladding
- Installing cavity barriers in required locations
- Removing and replacing combustible insulations
- Alternative proportionate remedial measures as deemed necessary by the assessor
For further details please click on the following link:
How do I know if my building is eligible?
- Contact your building’s Responsible Entity (freeholder, managing agent, etc.)
- Use the Homes England “Tell Us Tool” via the link below to provide information about your building, which will enable Homes England identify buildings that are potentially eligible for funding.
What if my building is under 11 metres?
Buildings under 11 metres are generally considered to be at lower risk, and are unlikely to need costly remediation. Legal rights to redress for poor workmanship may be available through the Building Safety Act or Defective Premises Act, please contact us for further details should you fall within this category by emailing buildingsafety@baileyp.co.uk.
What if my building is over 18 meters and based in London?
Buildings over 18 meters in London may be eligible for the Building Safety Fund which is similar to the CSS. Bailey Partnership FRAEW’s can be utilised to apply for funding via the BSF.
What is an EWS1 form?
An EWS1 form is a document that confirms that the external wall system of a building has been assessed by a qualified professional and meets certain fire safety standards. It is specifically designed for multi-story residential buildings and is relied upon by insurers and lenders when considering the level of risk associated with a building.
Who needs an EWS1 form?
EWS1 forms are typically required for:
- Multi-story residential buildings (typically over 18 meters, but sometimes shorter depending on the lender).
- Buildings with specific types of cladding or external wall construction.
- Buildings where concerns about fire safety have been raised.
- Buildings where a mortgage is being sought or the property is being sold.
Who completes an EWS1 form?
An EWS1 form must be completed by a qualified professional, such as a fire engineer, chartered surveyor, or other competent person with expertise in fire safety and external wall construction. Bailey Partnerships Building Safety Team hold the required qualifications, insurances and competence to sign all grades of an EWS1 Form.
What does an EWS1 assessment involve?
The assessment for an EWS1 form is similar to that of an FRAEW (see above). It is best practice to undertake an FRAEW in order to inform the outcome of an EWS1 Form. The methodology adopted by Bailey Partnerships building safety team represents best practice.
How much does an EWS1 form cost?
The cost of obtaining an EWS1 form can vary depending on several factors. Please contact buildingsafety@baileyp.co.uk for a quote, or fill in the form on our website by clicking on the following link:
https://baileypartnership.co.uk/buildingsafety/
Who pays for the EWS1 form?
Typically, the building owner or managing agent is responsible for paying for the EWS1 assessment and form with costs being passed back to Leaseholders via the service charge.
What happens if a building doesn’t pass the EWS1 assessment?
If a building receives a Category B rating, it may require further investigation and potentially remediation work to address the fire safety concerns. This can involve replacing cladding, upgrading fire barriers, or other alternative measures in order to reduce the level of risk.
Bailey Partnership will always undertake an FRAEW to inform an EWS1 Form in order that the responsible entity is able to apply to the CSS fund for support if necessary.
How long is an EWS1 form valid for?
EWS1 Forms are valid for 5 years from the date of issue.
Where can I find more information about EWS1 forms?
- RICS (Royal Institution of Chartered Surveyors)
- UK Finance
- Your mortgage lender
What is PAS 9980?
PAS 9980 is a Publicly Available Specification that provides a methodology for conducting fire risk assessments of external wall construction and cladding in existing multi-story, multi-occupied residential buildings.
What is the purpose of PAS 9980?
PAS 9980 provides guidance to competent professionals on:
- Identifying and assessing fire risk factors in external wall construction and cladding
- Evaluating the potential for fire spread over or within external walls
- Determining the overall risk to occupants
- Recommending appropriate remediation or mitigation measures
- Provides a framework of competence of those conducting FRAEWs
How does PAS 9980 categorise risk?
PAS 9980 outlines a risk assessment process that leads to a building being categorised as either:
- Low Risk: No remediation is necessary.
- Medium Risk: Further investigation may be needed to refine the risk assessment, or remedial actions may be required.
- High Risk: Remedial action is required to address the identified fire safety concerns.
Where can I find a copy of PAS 9980?
The PAS 9980 document can be obtained from the British Standards Institution (BSI) website via the link below: