Understanding PAS 9980 for Fire Risk Appraisal of External Walls (FRAEW)

PAS 9980:2022 is the UK’s recognised methodology for assessing fire risk in the external wall construction of existing multi-occupied residential buildings. Since the Grenfell Tower fire and subsequent legislative change, it has become central to how duty holders evaluate façade fire risk in a life-safety context.

This article explains what PAS 9980 is, what it’s used for, who it applies to, and how it fits alongside fire risk assessments and EWS1.

What Is PAS 9980?

PAS 9980:2022 (Publicly Available Specification), published by the British Standards Institution (BSI), sets out a structured methodology for assessing fire risk in external wall construction of existing multi-occupied residential buildings.

In practice, PAS 9980 is the most common framework used when a competent professional undertakes a FRAEW-style appraisal of an external wall system.

Why PAS 9980 Matters for Responsible Persons

PAS 9980 matters because external walls are now a clearer regulatory focus. The Fire Safety Act 2021 clarified that, for multi-occupied residential buildings, the building’s structure, external walls and flat entrance doors fall within scope of the Fire Safety Order — and Responsible Persons must ensure these elements are included in fire risk assessments where relevant.

Where an external wall system could materially affect life safety (for example, fire spread over the façade, impact on escape routes, or evacuation strategy), PAS 9980 provides the recognised “how” for a proportionate, risk-based appraisal.

The Fire Safety Act 2021 clarified that external walls, cladding systems, balconies and attachments fall within the scope of the Regulatory Reform (Fire Safety) Order 2005.

PAS 9980 and FRAEW: How They Link

“FRAEW” is commonly used as the label for a Fire Risk Appraisal of External Walls. PAS 9980 is the framework that underpins that appraisal in the UK market.

A PAS 9980-aligned appraisal typically requires the assessor to consider both:

• Probability of external fire spread (based on façade design, materials, detailing, cavities, interfaces, workmanship, etc.)
• Consequences for occupants (including evacuation strategy such as stay-put vs simultaneous evacuation, compartmentation reliance, and potential for rapid vertical spread)

That “probability + consequence” framing is one reason PAS 9980 is seen as more useful than simple “height-based” assumptions.

What PAS 9980 Covers in Practice

A PAS 9980 appraisal typically pulls together multiple evidence sources to form a defensible risk conclusion, such as:

• Desktop review of available construction information (drawings, O&M manuals, as-built details, specifications)
• On-site inspection of the external wall build-up and interfaces
• Review of materials (cladding, insulation, sheathing/substrates, membranes, fixings) and how they’re arranged
• Cavity barrier strategy and likely performance (including continuity and detailing)
• Fire stopping at openings, penetrations and interfaces (where visible/accessible)
• Consideration of façade geometry, compartments, and routes for unseen spread
• Review of test evidence where relevant (for example, system testing routes commonly referenced in façade discussions)

PAS 9980 is not designed to be a “tick-box” exercise — it is intended to support competent professional judgement using a structured approach. PAS 9980 does not prescribe fixed thresholds; it requires structured professional judgement informed by building-specific evidence.

PAS 9980 vs Approved Document B

Approved Document B is Building Regulations guidance (primarily design / compliance expectations), while PAS 9980 is an appraisal methodology aimed at existing buildings and life safety risk decision-making.

In external wall appraisal work, professionals often cross-reference Approved Document B as part of understanding intended performance and relevant benchmarks, but PAS 9980 is focused on risk-based appraisal rather than a simple pass/fail compliance statement.

PAS 9980 vs EWS1

These get conflated a lot.

• PAS 9980 / FRAEW: life-safety risk appraisal and fire safety decision support (compliance-led context).
• EWS1: an industry form created for lending/valuation decisions in the residential market.

A PAS 9980 appraisal can sometimes inform the technical understanding that sits behind an EWS1 outcome, but they are not the same document and not commissioned for the same reason.

When Is PAS 9980 Typically Used?

PAS 9980-aligned appraisal is most commonly commissioned where one or more of the following apply:

• The building is multi-occupied residential (including blocks of flats and similar) and has a façade system where combustibility / configuration is uncertain
• A fire risk assessment flags external wall risk that can’t be reasonably discounted
• There is incomplete or conflicting information about the wall build-up
• Remedial options are being evaluated and a proportionate, evidence-led position is needed
• Stakeholders need a defensible rationale for interim measures (where appropriate) while a longer-term plan is developed

PAS 9980 is risk-based — height can influence consequence, but height alone should not be treated as the only trigger.

What You Get Out of a PAS 9980 Appraisal

While reporting styles vary, a strong PAS 9980-aligned output should typically:

• Explain the external wall build-up (as understood from evidence and inspection)
• Identify the key factors driving probability and consequence
• Provide a clear risk conclusion in plain English

Set out proportionate recommendations (which may range from “no major action” through to “further investigation” or “remediation required”)

Provide an auditable, evidence-led basis for life-safety decision-making, particularly where interim measures or remediation strategy are being justified.

Common Misunderstandings to Avoid

• “PAS 9980 is only for buildings above X metres.”: No — it’s risk-based. Height can raise consequence, but materials, configuration, evacuation strategy and compartmentation reliance are central.
• “PAS 9980 is a cladding compliance certificate.”: It’s an appraisal methodology, not a certification scheme.
• “If we have an EWS1, we don’t need PAS 9980 / FRAEW.”: EWS1 is for lending/valuation; it does not replace a duty holder’s life-safety risk management.

How Fire Risk Assessments Should Use PAS 9980 Outputs

If a PAS 9980 appraisal identifies life-safety relevant external wall risk, the Responsible Person should ensure the building’s fire risk assessment reflects that reality — particularly where it affects:

• Evacuation strategy assumptions (stay-put vs simultaneous)
• Compartmentation reliance and protection of escape routes
• Interim measures and management controls
• Action plans, priorities and review intervals

Professional Support

At Fire Risk Assessment Network, we undertake PAS 9980-aligned external wall appraisals and support duty holders in interpreting façade risk within the wider fire safety and compliance framework. If you need help understanding whether PAS 9980 is the right route for your building — or you need a quotation — get in touch.

Frequently Asked Questions

Is PAS 9980 legally required?

PAS 9980 is not “mandated” as a named legal requirement. However, where external wall risk is relevant, Responsible Persons must ensure the risk is properly assessed and managed — and PAS 9980 is the recognised UK methodology commonly used for that appraisal.

Does PAS 9980 apply to all buildings?

It is aimed at existing multi-storey, multi-occupied residential buildings and is used where external wall construction could affect life safety.

Is PAS 9980 the same as FRAEW?

PAS 9980 is the methodology; “FRAEW” is the commonly used label for the appraisal activity/report produced using that methodology.

Is PAS 9980 the same as EWS1?

No. EWS1 is a standardised form used for mortgage lending and valuation decisions; PAS 9980 is a life-safety appraisal methodology

Can PAS 9980 results affect evacuation strategy?

Yes. Because PAS 9980 considers consequences for occupants, the appraisal can influence whether interim measures or evacuation strategy assumptions need review (alongside the building’s overall fire risk assessment).

Who should carry out a PAS 9980 appraisal?

A competent professional with appropriate knowledge of façade systems, fire behaviour, and PAS 9980 methodology.

What should I prepare before commissioning a PAS 9980 appraisal?

Gather as much reliable building information as you can (drawings/specs, refurbishment records, O&M manuals, previous assessments, known defects/remediation history) and ensure access can be arranged to representative elevations/areas for inspection.