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The law

External wall appraisals (FRAEW)

The specialist report that tells an owner, and a funder, what the outside walls would do in a fire. PAS 9980:2026 is the current edition, superseding PAS 9980:2022. A fire risk appraisal of the external walls (FRAEW) is a standard, not law.

StandardChecked against BSI, GOV.UK and legislation.gov.uk on .
On this page

In short

  • What it is: a fire risk appraisal of the external walls (FRAEW) appraises the fire risk of an existing block of flats' external walls. It is not law, and it is not the fire risk assessment the law requires (Regulatory Reform (Fire Safety) Order 2005 art. 9).
  • The current edition: PAS 9980:2026 is the current edition of the BSI code of practice for these appraisals, published 30 September 2026; appraisals competently produced under the 2022 edition remain valid (GOV.UK, 14 Sep 2026; LexisNexis legal news, 17 Sep 2026; checked 21 Oct 2026) (BSI, checked 21 Oct 2026).
  • Still asked for: the Cladding Safety Scheme accepts a fire risk appraisal of the external walls (FRAEW) only from a firm on its panel (GOV.UK).

Your line

Three example buildings against the 11 metre and 18 metre lines. No band is marked: the standard is not tied to a height.

A standard is not tied to a height, so no band is marked.Illustrative

Does this apply to my building?

Does the law require my building to have one?

No Act requires a FRAEW by name; the law requires a fire risk assessment (Regulatory Reform (Fire Safety) Order 2005 art. 9).

When will someone ask for one?

The Cladding Safety Scheme asks for a FRAEW from a firm on its panel.

See funding routes

What you need to do

  1. If you apply to the Cladding Safety Scheme, use a firm on its panel for the FRAEW (GOV.UK).

  2. Keep your fire risk assessment up to date: that is the legal duty (art. 9).

The detail

My appraisal used the 2022 edition. Is it still valid?

Yes, if a competent assessor produced it: GOV.UK says it “should continue to be valid” until it needs to be reviewed or updated (GOV.UK, 14 Sep 2026).

When is a new appraisal needed?

Usually only if the building's external walls change, or a later fire risk assessment recommends one (GOV.UK, 14 Sep 2026).

How is a FRAEW different from a fire risk assessment?

The fire risk assessment is the legal duty of the responsible person (art. 9) and may recommend a specialist FRAEW; a FRAEW looks in detail at the risk of fire spreading through the external walls (GOV.UK, 14 Sep 2026).

Regulatory Reform (Fire Safety) Order 2005

What changed and when

  1. 31 January 2022: BSI publishes PAS 9980:2022.
  2. 11 September 2026: PAS 9980:2022 is superseded by the 2026 edition.
  3. 30 September 2026: BSI publishes PAS 9980:2026, now the current edition.

How Golden Ledger helps

When your council sends you a letter, Golden Ledger keeps one clear record of your building, which your council reviews. It lets you upload your FRAEW and asks which edition of PAS 9980 it used. See when your council has reviewed your submission.

Sources and checked date

Checked against BSI, GOV.UK and legislation.gov.uk on . What has changed

General information, not legal advice. Golden Ledger shows which rules and funding routes may apply, based on your answers. A qualified professional should confirm them. Golden Ledger does not enforce the law, is not the Building Safety Regulator and does not give legal advice. Your council reviews what you send. Fire safety law is enforced by your fire and rescue authority. In higher-risk buildings, the Building Safety Regulator also enforces the duties in Part 4 of the Building Safety Act 2022.

Got a letter from your council?

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