The short version
A FRAEW is a detailed technical fire risk assessment of a building's external walls, carried out by a suitably qualified professional. An EWS1 is a short standard form, developed for the mortgage lending market, which summarises the outcome of an external wall assessment in a format lenders and valuers recognise. In short: the FRAEW is the investigation; the EWS1 is one possible output used for a specific purpose.
What is a FRAEW?
FRAEW stands for Fire Risk Appraisal of External Walls. It's a thorough assessment — typically carried out in line with PAS 9980 — that looks in detail at the construction of a building's external walls, the materials used, and how they might behave in the event of fire. The output is a full written report with a risk rating and recommendations, not a one-page form.
For more detail on what this involves and what tends to drive the cost, see our guides to FRAEW costs and PAS 9980.
What is an EWS1?
EWS1 stands for External Wall System, form 1. It was developed by the Royal Institution of Chartered Surveyors (RICS), working with lenders, to give mortgage valuers a consistent way of recording the outcome of an external wall assessment when valuing a flat in a building affected by cladding concerns. It is a valuation tool, not a fire safety compliance certificate, and it doesn't replace the underlying technical assessment — it summarises it.
Side-by-side comparison
| FRAEW | EWS1 | |
|---|---|---|
| Nature | A detailed technical fire risk assessment | A short summary form |
| Main purpose | To identify and evaluate external wall fire risk and inform remediation decisions | To support mortgage valuations where external wall risk is a factor |
| Typical length | A full written report, often running to many pages | A single-page form |
| Produced by | A suitably qualified fire engineer or facade/fire risk consultant | A professional with relevant expertise, drawing on the underlying assessment |
| Who typically requests it | Building owners, managing agents, RTM companies, or funding schemes | Mortgage lenders and valuers, via the leaseholder or their solicitor |
| Relationship | Can exist without an EWS1 ever being issued | Should be based on a proper underlying assessment, such as a FRAEW |
Why the confusion happens
The confusion is understandable. Both terms relate to the same underlying subject — the fire risk of a building's external walls — and in conversation people often use "EWS1" as shorthand for the whole topic, even when what they actually need is a full FRAEW. Lenders and solicitors also sometimes request "an EWS1" without necessarily knowing whether the underlying assessment work has been done, which can create a mismatch between what's been asked for and what actually needs to happen first.
A note on advice
This page explains the general difference between these two terms. It is not legal or valuation advice, and it doesn't tell you whether your specific building needs a FRAEW, an EWS1, both, or neither. That depends on your building's circumstances, and on requirements set by your lender, insurer, or the relevant funding scheme. A suitably qualified professional should always be consulted on your specific situation.
Which one do I need?
If you're a leaseholder being asked for an EWS1 by a lender, the honest starting point is to find out whether a FRAEW or equivalent assessment already exists for your building. If it does, it may already provide the basis for an EWS1 to be completed. If it doesn't, the FRAEW is usually the piece of work that needs to happen first.
If you're a managing agent, freeholder or RTM director trying to work out where to start, our guide Do I need a FRAEW? walks through the situations where a FRAEW is typically the right next step. If your building is under 11 metres, our guide to Cladding Safety Scheme funding under 11 metres explains the FRAEW evidence that route now requires.
Frequently asked questions
Can I get an EWS1 without a FRAEW?
An EWS1 should be based on a proper assessment of the external wall system. For many buildings, particularly those with more complex construction, that assessment takes the form of a full FRAEW. Whether a lighter-touch assessment is sufficient depends on the building.
Does every building need an EWS1?
Not every building is asked for one — it depends on the lender, the building's height and construction, and current lending criteria, which have evolved over time. Your solicitor or the requesting lender can confirm what's needed for a specific transaction.
If my building has an EWS1, does that mean it's definitely safe?
An EWS1 reflects the outcome of the underlying assessment at the time it was carried out. It is a valuation tool rather than an ongoing safety guarantee, and building owners retain an ongoing responsibility for fire safety management regardless of any EWS1 in place.