The Background to PAS 9980

PAS 9980:2022 — formally titled "Fire risk appraisal of external wall construction and cladding of existing blocks of flats: Code of practice" — is a Publicly Available Specification published by the British Standards Institution in April 2022. It was developed in direct response to the Grenfell Tower fire and the subsequent crisis of confidence in the external wall systems of thousands of residential buildings across the UK.

Prior to PAS 9980, there was no consistent methodology for assessing the fire risk of external walls in existing buildings. Different assessors were using different approaches, reaching inconsistent conclusions, and producing documents in different formats. This made it difficult for building owners, lenders and regulators to understand and act on assessment findings.

What PAS 9980 Provides

PAS 9980 provides a structured methodology — the Fire Risk Appraisal of External Walls, or FRAEW — for assessing the fire risk of external wall construction in existing blocks of flats. It sets out:

• The scope of assessments — which buildings and wall systems are covered
• Competency requirements — who is qualified to carry out an assessment
• The information gathering process — desktop review of drawings and as-built information
• Site inspection requirements — including when intrusive investigation is required
• The risk appraisal methodology — how to assess and communicate findings
• The format and content of the FRAEW report

Who Does PAS 9980 Apply To?

PAS 9980 applies to existing blocks of flats — typically those built or clad since the 1960s where the external wall may contain combustible materials. The standard is particularly relevant for buildings with External Wall Insulation Systems (EWIS), rainscreen cladding systems, timber framing, or combustible cavity barriers.

Building owners, freeholders and managing agents of affected buildings need to understand PAS 9980 because the assessment it defines is the basis on which EWS1 certificates are completed, mortgage lending decisions are made, and Building Safety Regulator registration requirements are met.

PAS 9980 and EWS1

The EWS1 form — the document completed for mortgage lenders — is not the same as a PAS 9980 FRAEW assessment. The FRAEW is the technical assessment process. The EWS1 form is the output document that records the conclusion for lenders. Both are required, but the FRAEW is where the substantive technical work happens.