Case Study Independent FRAEW Review - EWS1 rating reassessed from B2 to B1
August 2026
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From B2 to B1: How an independent FRAEW Review changed the Outcome
THE SITUATION
An existing FRAEW had assessed the building as High Risk (EWS1 B2), with recommendations for extensive replacement of the external cladding together with interim fire safety measures.
The assessment raised significant concerns for the building and its residents. Hola J Surveyors has undertaken an independent review of the existing FRAEW and supporting information.
Due to client's privacy, image shown for illustrative purposes only and is not the actual building
OUR APPROACH
Rather than considering the presence of combustible insulation in isolation, we reviewed the building as a whole and considered the relevant risk factors under the PAS 9980 risk-based approach.
The review considered:
• Building height
• External wall construction
• Cavity barriers
• Compartmentation
• Duplex configuration
• Balcony and façade configuration
• Means of escape
• The overall fire strategy
• Existing intrusive investigation findings
• The basis for the original risk rating and remediation recommendations
OUR KEY FINDINGS
1. Building Height
The building was established to be below 11m.
Importantly, the combustible insulation was not considered, in itself, to result in a contravention of the relevant requirements applicable to the building.
This meant that the assessment needed to consider the actual construction and fire-risk characteristics of the external wall rather than assuming that the presence of combustible insulation automatically resulted in a high-risk outcome.
2. Cavity Barriers
Intrusive investigation identified cavity barriers at key locations, including at compartment floor levels.
Although some barriers were not installed according to the expected detailing, they were considered capable of providing a degree of protection and delaying fire spread through the external wall.
3. Duplex Configuration
A significant proportion of the building comprised duplex flats.
In many areas, the building effectively consisted of two vertically stacked fire compartments.
The upper duplex accommodation was also set back from the external wall in places, limiting the potential for secondary fire spread.
4. Balconies and Façade Configuration
Canopies and balcony features along the façade effectively interrupted the vertical extent of the cladding, reducing the potential for rapid upward fire spread.
5. Means of Escape
The occupants had relatively short travel distances to the escape staircases, with two escape routes provided.
OVERALL ASSESSMENT
Having considered the building layout and fire strategy, the review considered it unlikely that an external wall fire would compromise the escape routes before occupants could safely evacuate.
Our assessment was that the external wall presented a tolerable level of risk (EWS1 B1). On this basis, the originally proposed extensive remedial works were not considered necessary.
A TARGETED REVIEW MAY BE ALL THAT IS REQUIRED
An independent review does not necessarily mean starting again with a completely new FRAEW.
Where an existing intrusive investigation has already been carried out, the available information may include:
• FRAEW
• Intrusive investigation findings
• Drawings
• Photographs
• Construction information
• Supporting evidence
Together, this information may provide a substantial basis for a targeted independent reassessment.
This can potentially avoid unnecessary duplication of investigation work and provide a more focused and proportionate review.
COULD YOUR FRAEW BENEFIT FROM AN INDEPENDENT REVIEW?
If an existing EWS1 B2 rating or extensive cladding remediation recommendation is affecting your mortgage, refinancing or property sale, it may be worth obtaining an independent technical opinion before committing to major remedial works.
We can start with a desktop review of the existing information and discuss whether further investigation is actually necessary.
CASE STUDY NOTE
This case study is based on a specific building and the evidence available at the time of the review. The conclusions described should not be assumed to apply to other buildings. Each FRAEW requires assessment of the individual building, its construction and relevant circumstances.
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