Is EWS1 the same as an FRAEW?
Following difficulties in obtaining and interpreting assessments under the former MHCLG Advice Notes (now the Department for Levelling Up, Housing and Communities, DLUHC), RICS introduced the EWS1 process in December 2019 to provide a more consistent approach for building managers, valuers and mortgage lenders.
Subsequent guidance clarified the circumstances in which an EWS1 may be requested. While building height is a factor, EWS1 requests are risk-led rather than height-led and may apply to residential and mixed-use buildings both above and below 18 metres, depending on the nature of the external wall construction and other fire risk indicators.
Simpler buildings and Building Regulations
For some buildings, it may be possible to demonstrate that the external wall construction and attachments meet the requirements of Approved Document B, particularly following the November 2018 update to Regulation 7, which introduced prescriptive requirements for materials in external walls and specified attachments to achieve A1 or A2-s1,d0 classification.
While Approved Document B has been updated further since, including amendments in March 2024, the 2018 change remains significant. Where materials do not meet these classifications, or where evidence is incomplete or unclear, a more detailed assessment is typically required to determine whether remediation is necessary.
An EWS1 form must be completed by a competent professional who meets the relevant competency requirements.
EWS1 outcomes
The EWS1 process results in one of the following outcomes:
Option A (A1, A2, A3)
Where materials in the external wall system are unlikely to contribute significantly to the spread of fire. Under A3, there may be a need for works to address combustible materials within attachments to the external wall system, subject to professional judgement.
Option B (B1, B2)
Where combustible materials are present and are assessed as either: B1: not presenting a level of risk requiring remediation, or B2: requiring remedial works.
The original EWS1 process did not provide a detailed methodology for determining outcomes, particularly between B1 and B2.
Introduction of PAS 9980 and FRAEW
In January 2022, PAS 9980 was published to provide a structured methodology for carrying out Fire Risk Appraisals of External Wall construction (FRAEW).
PAS 9980:
- Introduces a more nuanced, risk-based assessment of external wall fire performance
- Takes account of a range of factors in a structured and transparent way
- Provides a framework for identifying temporary mitigation measures and recommended actions, together with the reasoning behind them
If I already have an EWS1, do I need an FRAEW?
Updated guidance issued in 2024 confirms that PAS 9980 remains the preferred methodology for competent professionals carrying out FRAEW on existing buildings.
This does not mean that a competently prepared EWS1 is automatically obsolete. EWS1 forms are generally valid for up to five years, provided there have been no material changes to the building or new information that would alter the risk assessment.
In most cases, it would be unreasonable for a competently prepared EWS1 for a building established to be low risk to be prematurely superseded. However, new assessments should be carried out in accordance with PAS 9980.
It is also important to recognise that a PAS 9980 appraisal may result in a different outcome from a previous EWS1 assessment.
Is an FRAEW the same as a Fire Risk Assessment?
No.
A Fire Risk Assessment (FRA), carried out by or on behalf of the Responsible Person, is intended to assess general fire precautions in accordance with the Fire Safety Order.
An FRA should take account of the findings of any FRAEW, but the two assessments require different competencies. Fire Risk Assessors will not usually have the specialist expertise required to carry out an FRAEW themselves.
The Responsible Person should also provide evidence of actions taken in response to mitigation measures or recommendations identified within an FRAEW.
Is a Fire Risk Assessment the same as a Building Safety Risk Assessment?
No.
There is no single prescribed process for a Building Safety Risk Assessment. It typically requires input from multiple disciplines, including:
- Building management (Responsible Person)
- Fire Risk Assessor (Fire Safety Order)
- Structural risk specialists
- Fire Risk Appraisal of External Walls specialists
These inputs are used collectively to identify inherent risks, assess potential failure scenarios, and determine appropriate actions. Relevant factors may include tenure, building condition, alterations, adjacent uses, and management arrangements.
The outcomes and actions should be documented and made available to residents.
Note on classifications
The A1, A2 and A3 options within the EWS1 form are specific to that process and should not be confused with A1 and A2-s1,d0 material classifications referenced in Approved Document B.
Approved Document B classifications are based on EN 13501-1, which assesses material combustibility. A1 represents the highest classification, while lower classifications indicate increasing combustibility.
Where systems are used, it is important that all components are appropriately classified and supported by suitable certification to provide assurance of performance.