What is a PAS9980?

PAS 9980 is a guidance document developed by the British Standards Institution (BSI) that sets out a structured approach for evaluating the fire risk associated with external wall systems, including cladding, on existing buildings. It is designed to help qualified professionals, like our team at Buildtech Consultancy, carry out Fire Risk Appraisals of External Walls (FRAEWs) in accordance with current fire safety regulations.

What is an FRAEW?

A Fire Risk Appraisal of External Walls (FRAEW) is a detailed assessment of a building’s external wall systems, including cladding, insulation, and other materials, to evaluate their performance in the event of a fire. FRAEWs help determine whether remedial work is needed to improve fire safety.

When is a PAS9980 FRAEW required?

A FRAEW is typically required for residential buildings where concerns exist about the safety of external wall systems, especially those over 11 metres in height. It’s often used to support fire risk assessments under the Regulatory Reform (Fire Safety) Order and may be requested by mortgage lenders, insurers, or managing agents.

PAS 9980:2022 – Figure 4 Decision Flowchart (Simplified Summary)

1. Is the building a multi-occupied residential building? → If NO → FRAEW not required under PAS 9980 → If YES → Proceed
2. Is the building’s top floor height 11 metres or over? → If NO → FRAEW generally not required, unless there are exceptional risks → If YES → Proceed
3. Do external wall materials or attachments include combustible materials (e.g. timber, EPS, PIR, ACM, HPL, etc.) → If NO → FRAEW unlikely to be required → If YES → Proceed
4. Is there enough evidence to determine that the wall system presents no significant life safety risk? → If YES → FRAEW not required → If NO or insufficient info → Proceed
5. Carry out further investigations (e.g. intrusive survey) to gather evidence → If new evidence confirms no risk → FRAEW not required → If risk cannot be ruled out → Full FRAEW required

The decision is about whether the external wall could contribute to disproportionate fire spread that affects life safety or safe evacuation.

Who can carry out a PAS9980 FRAEW?

Only competent fire engineers or fire safety professionals with the necessary qualifications, experience, and third-party accreditation should undertake a FRAEW in line with PAS 9980. This ensures the appraisal is carried out thoroughly, impartially, and in accordance with the latest guidance.

At Buildtech Consultancy, our accredited fire safety specialists are fully qualified to deliver PAS 9980-compliant FRAEWs, providing clear, risk-based recommendations tailored to your building’s specific needs.

Is a PAS9980 a legal requirement?

PAS 9980 itself is not a legal requirement, but it is a widely accepted best practice standard. It supports compliance with the Fire Safety Act 2021 and can form part of a building’s overall fire risk assessment to meet legal obligations.

What’s the difference between PAS 9980 and EWS1?

The EWS1 (External Wall System) form is a lender-focused form used primarily for valuation purposes, whereas PAS 9980 provides a comprehensive risk-based framework for assessing external walls as part of a fire risk assessment. PAS 9980 assessments may inform the decision to complete or not complete an EWS1 form.

How long does a FRAEW take?

The timeline varies depending on the size and complexity of the building, but most FRAEWs take between 2–6 weeks from instruction to final report. This includes site visits, desktop analysis, and report preparation.

What happens after the FRAEW is completed?

Once the FRAEW is completed, you will receive a report summarising the fire risk of the external wall system, along with recommendations (if any) for remedial actions. These findings can inform the overall fire risk assessment and future building management decisions.

Will the FRAEW affect my building’s insurance or mortgage approval?

Yes, it can. Insurers and mortgage lenders may use the FRAEW findings to assess fire risk exposure. A low-risk outcome can improve insurability and lending options, while a high-risk outcome may lead to requirements for remedial works.

How can I arrange a PAS 9980 FRAEW for my building?

You can contact our team to arrange a consultation. We’ll guide you through the process and help ensure your building is assessed in accordance with the latest standards.