England’s new external-wall fire appraisal guidance: what landlords should know

New government guidance explains when a fire risk appraisal of external walls may be needed for a block of flats in England and what building owners, landlords and managing agents should expect from the process.

Published on 14 September 2026, the guidance brings together practical information on commissioning and understanding a fire risk appraisal of external walls, usually shortened to FRAEW. It applies in England and is aimed at people responsible for fire safety as well as residents.

What is an FRAEW?

An FRAEW is a specialist assessment of the fire risks associated with a building’s external wall system. It can cover cladding, insulation, cavity barriers, balconies, windows and doors.

The government stresses that an FRAEW is not a replacement for the building’s wider fire risk assessment. The fire risk assessment remains the main assessment of fire safety, while an FRAEW provides more detailed evidence about the external walls where that evidence is needed.

Residential blocks containing two or more flats must have a fire risk assessment. That assessment should identify whether the potential risk from the external walls means a specialist FRAEW is required. An FRAEW may not be necessary where the external-wall risk is sufficiently low, such as where all walls are masonry or brick, but that conclusion should come through the proper fire-risk process.

Who should pay attention?

The guidance is most relevant to a landlord who owns or manages a whole block, or who is the responsible person for its common parts. A landlord who owns a single leasehold flat will not usually commission the building-wide appraisal alone, but may still need to understand what the freeholder, managing agent or responsible person is doing and how any findings affect residents.

Landlords involved with higher-risk buildings should also keep FRAEW information alongside the wider building-safety records. Our earlier guide to building safety assessments for landlords explains the separate assessment and certificate process for higher-risk buildings.

Preparing to commission an appraisal

The new step-by-step guide says to gather as much building information as possible before appointing an assessor. Useful records can include original drawings and specifications, previous fire risk assessments, records of alterations, building-control completion certificates, fire strategies and details of cladding or insulation systems.

Missing information does not necessarily stop the process, but it can mean extra searches, intrusive investigation, additional cost or delay. Details such as the building’s height, number of storeys, use, age, fire-safety arrangements and visible external-wall types will also help define the work.

An FRAEW requires specialist competence. The government says a standard fire-risk assessor may not have the skills needed, and that appraisals should follow PAS 9980:2026. Before making an appointment, those commissioning the work should check relevant qualifications, experience with similar buildings, appropriate professional indemnity insurance where relevant, and knowledge of current fire-safety requirements.

What happens after the assessment?

The assessor may review documents, inspect the site and, where necessary, recommend opening parts of the wall or testing materials. Access may be needed to communal areas, balconies or individual flats, so residents should be kept informed about why the work is taking place and how it is progressing.

The report should explain the wall construction, the evidence examined, the assessor’s risk analysis and any recommended action. The new guidance describes four possible outcomes: low risk, tolerable risk, medium risk requiring action, and high risk requiring action. Any findings should then be considered as part of the building’s wider fire risk assessment rather than treated as a stand-alone compliance certificate.

For a landlord responsible for a block, the practical starting point is to review the current fire risk assessment and confirm whether it identifies a need for an external-wall appraisal. Where an FRAEW is recommended, collect the building records early, check the proposed assessor’s specific experience and keep residents updated. If responsibility sits with a freeholder or managing agent, ask for the relevant assessment and any action plan rather than assuming that an EWS1 form or another document serves the same purpose.

This article is general information, not legal or fire-safety advice. Building circumstances and responsibilities differ, so use a suitably competent professional where specialist assessment is required.