Assessing and minimising the risk of fire in residential properties is one of the most important services Trident Building Consultancy provides. After all, not only is there a legal responsibility to ensure properties adhere to all fire safety regulations, but there is also a moral duty too, to ensure that whatever type of accommodation people reside in, they are as protected as they can be from the threat of fire.
As a result, it is a role we take extremely seriously and we have a highly trained team of fire safety consultants who are regularly called on to carry out building inspections to ensure all regulations are being met, and if not, advise on how to bring them in line with the law.
We also provide project management and project monitoring services for fire remedial works, to ensure our clients remain compliant and their tenants safe.
One of the most common services we are asked to carry out is Fire Risk Assessments for External Walls or an FRAEW, as they are more commonly known in the industry.
But what exactly is FRAEW and what does it entail? In this article, we take a close look.
What is an FRAEW?
Also called a Fire Risk Appraisal for External Walls, an FRAEW is a report that looks into the risk of fire spreading through or over a building’s external wall system. The objective of the report is to identify potential fire hazards, assess the risk of fire spreading, investigate what fire containment and protection measures are already in place, and make recommendations to address any fire safety risks observed.
The FRAEW is carried out using the methodology set out in PAS 9980:2022.
An FRAEW has several functions. They are used to inform Fire Risk Assessments (FRA); to decide on eligibility for funding from the Building Safety Fund; and to prove compliance in the event of the building being sold.
They must always be carried out by a suitably qualified person, such as the team of fire safety consultants at Trident Building Consultancy.
Is the FRAEW a legal requirement?
There are two pieces of legislation that govern fire safety surrounding residential properties in the UK. These are the Regulatory Reform (Fire Safety) Order 2005 (commonly referred to as the Fire Safety Order) and the Fire Safety Act 2021.
The latter was introduced in the wake of the Grenfell Tower tragedy and made it legally binding that external wall systems, including cladding, insulation, and balconies, must be considered as part of fire risk assessments (FRA).
However, despite this, neither regulations make carrying out an FRAEW a legal requirement and an FRAEW can never replace a FRA.
Essentially, the FRAEW is required when a fire risk assessor is carrying out an FRA but needs further information about the external wall system, particularly in relation to cladding or any attachments to the walls such as balconies. If these are present, and the fire risk assessor is unable to decide the level of risk they present, they will instruct a professional to carry out an FRAEW.
Assessment Process
Conducting an FRAEW assessment involves a detailed and technical review of a building’s external wall systems to evaluate the risk they pose in the event of a fire. It consists of several stages, which include:
- Document review
The first step in completing an FRAEW is to review all architectural drawings, construction details, and maintenance records of the building to understand the materials and systems in place. This gives the assessor a clearer understanding of the building and what they will expect to find during the inspection.
- Site Inspection
Following the review of documents, the assessor will move on to carry out on-site surveys and visual inspections of the external wall system. This may include sampling or destructive testing to confirm material types and construction methods that have been employed.
- Identification of risk factors
The site inspection is followed by employing fire safety principles to assess how the external wall system would perform in the event of a fire, considering factors such as combustibility, fire spread, façade configuration and evacuation routes.
- Risk Evaluation
By identifying the risk factors, a risk evaluation can then be completed with the application of the PAS 9980 methodology. This is used to categorise the level of risk posed by the external wall system.
- Reporting and Recommendations
The final stage of the FRAEW process is producing a comprehensive report outlining the findings of the inspection, and that offers recommendations for remedial actions or management strategies to reduce fire risks.
Once the report is produced, the onus is on the landlord or building manager to carry out any recommendations. As assessing external walls is enshrined in law, failure to act on the findings of the FRAEW can have far-reaching consequences for asset owners.
Why it’s important to employ a suitably qualified assessor
Over recent years, there have been several reports of unqualified people carrying out FRAEW assessments. In fact, this became such a concern that RICS introduced a new training programme for MRICS/FRICS chartered building surveyors and chartered building control surveyors in January 2021, to enable them to undertake external wall system assessments on low to medium rise residential buildings below 18m in height.
Trident’s fire safety team is qualified to this level and Matt Clare, who leads our fire consultancy group, sits on the RICS Fire Safety Working Group.
But why is this so important?
Well, first of all, fire is so dangerous that it should really be self-evident that having a fully-qualified professional carry out any assessments related to such a risk is absolutely essential.
However, if you’re still tempted to cut costs, here are a few further reasons to ensure you employ a professional:
- Technical expertise
A qualified fire consultant will have a far superior knowledge of fire safety principles, materials science, and structural behaviour under fire conditions than a layman, ensuring they can provide an accurate and detailed assessment of fire risk.
- Regulatory compliance
As well as technical expertise, a qualified profession will have a good understanding of the latest legislation and standards, so by following their recommendations, you can be confident your building meets all the legal obligations.
- Objective analysis
Competent assessors provide unbiased evaluations that prioritise safety but at the same time avoid unnecessary costs or delays, creating best outcomes for the building owner.
- Effective communication
Clearly communicating risks and recommendations to stakeholders, from building managers to residents, is an essential part of carrying out an FRAEW and ensuring any remedial action is taken.
Without the input from a competent professional, there is a risk of missing critical details, leading to non-compliance, increased liability, and potentially catastrophic consequences.
Contact our experienced team
So, don’t leave your FRAEW assessment to chance. Hire a professional.