Why PAS 9980 Is Important for Fire Safety and External Wall Assessments

PAS 9980 is important because it provides a consistent, risk-based approach to assessing the fire risk of external wall systems. Rather than judging a building on the presence of individual materials alone, it considers the external wall as a whole, helping to identify genuine risks, avoid unnecessary remediation and support proportionate building safety decisions.

Here, we explain how the guidance works, why it was introduced and the role it plays in assessing external wall fire risk.

What Is PAS 9980?

PAS 9980 is guidance published by the British Standards Institution (BSI) in 2022 for assessing the fire risk of external walls on existing multi-occupied residential buildings.

It is used when carrying out a Fire Risk Appraisal of External Walls (FRAEW) and looks at the external wall as a complete system, rather than focusing on individual materials in isolation. This includes how the wall is constructed, the materials used and other factors that could affect the risk of fire spreading.

PAS 9980 guidance provides a recognised method for assessing that risk and deciding whether any further investigation, monitoring or remedial work is needed. It also helps responsible persons meet their duties under the Fire Safety Act 2021, which brought external walls within the scope of the Regulatory Reform (Fire Safety) Order.

Why Was PAS 9980 Introduced?

PAS 9980 was introduced following the Grenfell Tower fire and the subsequent review of how fire risk in external wall systems was being assessed.

Before PAS 9980, the Government’s Consolidated Advice Note (CAN) provided guidance on assessing external walls. However, it was sometimes interpreted too cautiously, meaning buildings were judged largely on the materials present rather than the level of risk presented by the external wall as a whole. In some cases, this led to extensive remediation being recommended where a more targeted approach may have been appropriate.

The CAN was withdrawn in January 2022, and PAS 9980 introduced a more consistent, risk-based approach that considers how the external wall is constructed and how the different elements work together, along with other factors that affect risk to occupants.

This allows decisions about further investigation, mitigation or remediation to be based on the level of risk presented by the building as a whole.

Why PAS 9980 Is Important

PAS 9980 matters because it moves external wall assessments away from a simple pass-or-fail approach. It provides a structured way to understand the actual fire risk presented by a building and decide what, if anything, needs to be done about it.

1. It Promotes a Risk-Based Approach

PAS 9980 takes a risk-based approach to external wall assessment, looking beyond whether a particular material is combustible or meets a specific standard. It considers how the external wall has been designed and constructed, how a fire could spread and the measures already in place to protect occupants.

This gives a much fuller picture of the risk the building presents, rather than basing decisions on one element of the façade alone.

2. It Helps Avoid Unnecessary Remediation

Finding combustible materials within an external wall does not automatically mean they must all be removed.

By considering the level of risk and the building as a whole, PAS 9980 helps identify where remediation is genuinely necessary and where other measures may be enough to manage the risk. This can avoid unnecessary work, cost and disruption while still putting building safety first.

3. It Provides a Consistent Framework

PAS 9980 gives competent professionals a recognised methodology for carrying out and recording external wall fire risk assessments.

Professional judgement is still important and two buildings that look similar may not have the same risk profile. However, working to an established framework helps ensure the right factors are considered and the reasons behind the assessment are clearly documented.

4. It Supports Better Building Safety Decisions

The purpose of a FRAEW is not simply to identify problems. The findings should help determine what happens next.

Depending on the level of risk, this could mean no further action, ongoing monitoring, additional investigation, other risk-reduction measures or façade remediation. Where work is required, the assessment can help ensure it is focused on the issues that genuinely need addressing.

5. It Gives Everyone Involved Greater Clarity

External wall fire safety can involve building owners, responsible persons, managing agents, residents, leaseholders, insurers, lenders and project teams. PAS 9980 provides a clear basis for explaining the level of risk identified and why particular action has or has not been recommended.

This can provide greater clarity for everyone involved, particularly residents and leaseholders who may otherwise be left uncertain about the safety of their building, how it’s been assessed and why remediation is being proposed. 

How PAS 9980 Relates to FRAEW

PAS 9980 and FRAEW are closely linked, but they are not the same thing. PAS 9980 provides the methodology; a Fire Risk Appraisal of External Walls (FRAEW) is the assessment carried out using that methodology.

During a FRAEW, a competent professional applies PAS 9980 guidance to assess the external wall construction, consider how fire could spread and determine the level of risk presented by the different wall systems. The findings are then recorded in the FRAEW report, together with recommendations for any further investigation, mitigation or remediation that may be needed.

The FRAEW is also intended to inform the building’s wider Fire Risk Assessment. Depending on what is found, this may mean the Fire Risk Assessment needs to be reviewed or updated.

A FRAEW may be commissioned by building owners, freeholders, responsible persons, housing associations or managing agents, sometimes following a recommendation from a fire risk assessment or a request for further information from a lender or insurer.

Our guide to when a FRAEW is required explains these different circumstances in more detail.

Why Competence Matters When Applying PAS 9980

While PAS 9980 provides a framework for assessing external wall fire risk, it is not simply a checklist. The quality of a FRAEW depends heavily on the knowledge, experience and professional judgement of the person carrying it out.

External wall systems can be complex, with different types of cladding, insulation, cavity barriers, fire stopping, fixings and interfaces all affecting how the façade performs. An assessor needs to understand how these elements have been designed and constructed, how they interact and how the external wall could contribute to fire spread. That requires detailed façade knowledge alongside an understanding of the fire engineering principles relevant to external wall performance.

This is particularly important where drawings are incomplete, construction differs from the original specification or intrusive investigations uncover something unexpected. Practical façade experience helps the assessor interpret the evidence in context and decide whether further investigation or action is genuinely needed.

With more than 40 years of experience inspecting, investigating and analysing building façades, Barry Jubb Associates combines detailed knowledge of external wall construction with first-hand site experience. This supports well-informed, proportionate assessments and clear recommendations that building owners and responsible persons can act on.

Frequently Asked Questions

Is PAS 9980 a legal requirement?

PAS 9980 is guidance, not legislation. However, it provides the recognised methodology for assessing external wall fire risk where a more detailed appraisal is required.

Find out more in our guide, Is FRAEW a legal requirement?

Is PAS 9980 the same as EWS1?

No. PAS 9980 is the methodology used to carry out a FRAEW, while an EWS1 is a separate form used for valuation and lending purposes. Completing a FRAEW does not automatically result in an EWS1 being issued.

This is explained further in our guide 10 common misconceptions about FRAEW. 

Who carries out PAS 9980 assessments?

A FRAEW using PAS 9980 should be carried out by a competent professional with the appropriate knowledge, experience and professional judgement for the building being assessed.

Does PAS 9980 replace a fire risk assessment?

No. A FRAEW focuses specifically on external wall fire risk and its findings should inform the building’s wider fire risk assessment.

In Summary: Why Is PAS 9980 Important?

PAS 9980 is important because it provides a consistent, risk-based way to assess external wall fire risk and determine what action is genuinely needed. Rather than assuming that every building with potentially combustible materials requires extensive remediation, it enables competent professionals to consider the building as a whole and recommend proportionate action based on the actual level of risk.

Used correctly, it supports safer buildings, better-informed decisions and remediation where it is genuinely needed.