Not Every Building Needs a PAS 9980 Assessment

Since the introduction of EWS1 forms and the PAS 9980 standard, there has been significant confusion about which buildings require an assessment. Early implementation of EWS1 requirements was criticised for being too broad — requiring assessments for buildings that posed no realistic external wall fire risk. RICS guidance has since been refined to limit the requirement to buildings with specific characteristics.

The RICS Guidance on EWS1

RICS guidance on EWS1 and external wall assessments has evolved significantly since EWS1 was introduced in 2019. The current guidance (2021 version as updated) limits the circumstances in which a lender should require an EWS1 form, based on the building's height and the characteristics of its external wall:

• Buildings of any height with cladding or render — typically require EWS1
• Buildings of any height with balconies using combustible materials — typically require EWS1
• Buildings under 18 metres with non-combustible cladding and no balcony concerns — EWS1 typically not required by lenders
• Buildings over 18 metres — more complex; depends on external wall characteristics

Who Might Need a PAS 9980 Assessment?

• Freeholders of residential blocks with external cladding, render or EIFS systems
• Managing agents whose leaseholders are trying to sell or remortgage and have been asked for an EWS1 form
• Developers refurbishing existing residential blocks where the external wall system is changing
• Housing associations with large portfolios of post-1970s residential blocks
• Local authorities seeking to establish the fire safety position of their housing stock

When a PAS 9980 Assessment Is NOT Required

• Low-rise buildings (typically under 11 metres) with well-established non-combustible external walls — brick, stone, concrete panel without combustible insulation
• Buildings that already hold a valid EWS1 form — subject to the circumstances in which it may need review
• Buildings where the mortgage lender does not require an EWS1 form

Getting Clarity on Your Building

If you are unsure whether your building requires a PAS 9980 assessment, Fire Safety Services can carry out a brief desktop review of available information to provide an initial assessment of whether a full FRAEW is likely to be required. This can save the cost and time of commissioning a full assessment for buildings where one is not needed.