* Review of relevant project documentation
* On site inspection of the various building cladding types
* Produce Fire Risk Assessment External Walls (FRAEW) in accordance with PAS 9980 guidelines
Find out more
Fire Risk Appraisals External Walls (FRAEW) are likely to be commissioned at different stages in the overall process by which the fire risk posed by external wall construction on an existing building is evaluated.
Using guidance from the latest Code of Practice, PAS 9980:2022, we can assist from start to finish, to conduct and record fire risk appraisals of external walls (FRAEW), which can be scaled up or down depending upon the complexity of individual buildings. In some cases, where the quantity of combustible material within the external wall construction, or on the façades, is so small that it can be discounted, it will not be necessary to conduct an FRAEW.
The code of practice is relevant for multi storey buildings comprising at least a ground floor and one upper floor, with one or more separate dwellings on each storey including student accommodation, sheltered and other specialized housing, and buildings converted into flats. Not all buildings will require an appraisal, and of those that do, not all will require intrusive inspection. The purpose of a fire risk appraisal of external walls (FRAEW), is to assess the risk to occupants from a fire spreading over or within the external walls of the building, and to decide as to whether, in the specific circumstances of the building, remediation or other mitigating measures to address the risk are considered necessary. Our competent professionals work in collaboration with a suitable contractor appointed by the client or ourselves to carry out opening works, (if deemed required) and with our other professionals, such as a fire engineer, to provide a definitive assessment.
No matter how comprehensive the original design information for the external walls on a building might be, it can only ever show what was intended to be constructed. What has been built can be quite different. Product substitution is not uncommon, and sometimes there are highly significant differences in fire performance between products selected for use in the construction of the buildings and those that have been used. Site survey and inspection is, therefore, a vital part of establishing factual information on the composition of the external wall construction and cladding and how the walls have been constructed. The extent of site survey and inspection required to complete an FRAEW will vary. This is determined by the nature and extent of the information required, which, in turn, is dependent on the outcome of the initial information gathering stage and study of available drawings and other documents.
Site survey and inspection can serve different purposes, and is likely to include some, or all, of the following:
Where limited site investigations show that the installation deviates from the design described in the specification and drawings, it is likely that further, more detailed, analysis of the materials and components used will be needed to establish their likely performance. This might involve testing and analysis of the physical and/or chemical properties of a material or components. This requires the removal of material from the building for testing and analysis by a testing establishment. Testing of this type can be time‑consuming and expensive.
In many cases, it is expected that relatively limited inspection and opening (on-site verification) will suffice to establish key information on the type of cladding and the method of construction. However, the findings from this limited sampling might dictate that further opening is undertaken and the sampling increased. The degree of sampling is likely to be influenced by several factors, including:
Site surveys and inspections of external walls for an FRAEW will be planned such as to minimize the need for opening work and maximize the benefit where such work is required. Any proposals for opening will be communicated to stakeholders.
We will guide you through the stages below.
Step 1
In some cases, combustible material will be known to be present, but, in others, it might only be suspected, and, even where present, it might be so small in quantity for it to be inconsequential. It therefore follows that, where possible, and to avoid unnecessary effort and cost in proceeding further with the FRAEW, a first step is to confirm that an FRAEW conducted in accordance with PAS 9980:2022 is required.
Step 2
If it is confirmed that an FRAEW is required, the next step is to gather all relevant information on the building and its external wall construction. This needs to cover:
Establish the number of different external wall types. Included in this stage, is a visual inspection of the building to verify the number of different wall types and to assess access requirements (scaffolding/cherry picker) to enable future on-site verification.
Step 3
Conduct on‑site verification and establish what is known on the likely performance of materials and components that have been installed on the building, as well as the method of construction. This will involve opening of the wall types in a few selected areas. These areas will be discussed and agreed as part of Step 1. The extent of which will be determined by the quality and extent of the documentation available. Site survey and inspections will be accurately recorded in a form suitable for inclusion in an FRAEW report, including plans and photographic evidence where appropriate. It is possible that after this step it will be clear, without detailed further appraisal of the fire risk, that the quantities of combustible material in the wall build‑up are inconsequential. In these circumstances, it is not necessary to continue the FRAEW, but again, the case might need to be made, to justify this conclusion, to satisfy enforcing authorities and others relying upon the outcome of the FRAEW.
Step 4 (if required)
Where details on the composition of the external walls and the methods of construction used cannot be established from documentation and initial on‑site verification work (Steps 1 and 2) or it cannot be established that the systems and products have been installed in accordance with the manufacturer’s technical literature, albeit that not all deviations from manufacturers’ literature might be significant, the extent of site survey and inspection should be increased accordingly.
Step 5
Using the information gained on the building and its external wall construction, the fifth step is to determine and collate, from knowledge of the external wall construction and the building’s fire safety features and attributes, the factors that are influential and relevant to the risk posed by fire spread over the external walls. Inherent in such an analysis is that weighting of these factors can be applied, not always in a quantifiable manner but, nevertheless, by qualitative judgement as to their relative impact on the likelihood of people remaining in, or escaping from, the building safely. A report is produced documenting the intrusive inspections and including descriptions of the cladding and fire strategy materials.
The findings will be presented in such a way as to enable persons scrutinizing the report to be able to determine:
Ultimately, the aim of identifying the relevant risk factors and attaching weight to them is to determine the influence of each group of factors, in turn, on where this positions the overall fire risk posed by the external walls on the “high” to “low” risk scale. The FRAEW will follow a structured approach to determine an outcome with respect to the fire risk posed by the external wall construction. It will demonstrate that all reasonably practicable efforts have been made to fully determine and take into account:
The approach taken will enable a conclusion to be made as to whether the external walls on each of the building’s elevations, or parts of the walls, depending upon the configuration of the cladding, present:
A “high” risk, requiring remedial action to remove and replace the cladding system, or take any such other remedial action as necessary, to reduce the risk to occupants to a tolerable level; or
Where, based on the available evidence, it is possible to conclude that the risk is not “high”, but, equally, it is not possible to conclude that it is “low”, adopting a “medium” risk rating is likely to be necessary. In these cases, the appraisal of fire risk should seek to determine which of the following can be concluded:
Where it is not possible to conclude, from a basic FRAEW, that a “medium” risk is tolerable, or where the conclusion of the FRAEW is that the fire risk posed by the external walls is “high” risk, we will determine whether more in‑depth technical assessment would enable the risk to be refined.
The report will set out:
Following on from this we can also assist with:
* Review of relevant project documentation
* On site inspection of the various building cladding types
* Produce Fire Risk Assessment External Walls (FRAEW) in accordance with PAS 9980 guidelines
Find out more
* Inspection of part or all of the façade
* Provide a report on the facade condition identifying any defects
* Planned maintenance recommendations and budget costs
Find out more
* On-site inspection during manufacture and installation
* Provide a report on the standard of materials, manufacture and workmanship
* Record any defective materials or workmanship
* Recommend appropriate remedial works
Find out more
* Inspection of part or all of the façade
* Carry out façade water testing if required
* Provide a report recording the defects
* Recommend appropriate remedial works
* Produce Remedial Works Specification if required
Find out more
* Produce Flight Plan and Risk Assessment in accordance with CAA guidelines
* Aerial drone surveys are now a proven method of safely acquiring very detailed images at height
* Aerial condition or structural survey
* Photogrammetry survey to produce digital 3D image of the asset
* Produce a condition or structural inspection report
Find out more
Really appreciate the work you have done on project so far.
Buro Happold
Many thanks for all your assistance on the project.
Kingerlee Ltd
Thanks for this Barry, just had a quick read through and it’s very thorough – a great report so thank you!
Jones Lang LaSalle
Thanks Barry for looking after our interests.
Look at the projects we have been involved with.
Find out more
Find out more
Find out more
©2021 Barry Jubb Associates. All Rights Reserved | Made by JKE Web Design