The publication of the revised PAS 9980 represents a welcome development for building owners, housing providers and those responsible for managing fire safety across residential portfolios.

Published by BSI, PAS 9980 provides the methodology for carrying out Fire Risk Appraisals of External Walls (FRAEWs), helping competent professionals assess the risk of fire spread through external wall systems and determine whether measures are required to reduce that risk.

The revised standard has been developed to support greater consistency and proportionality in how these assessments are undertaken, documented and ultimately used to inform decisions about building safety.

At Firntec, we welcome the increased clarity this brings to the industry.

A Greater Focus on Consistency and Proportionality

External wall fire risk can be complex. Buildings vary considerably in their construction, materials, design, condition as well as available technical information, meaning a one-size-fits-all approach to assessment or remediation is rarely, if never, appropriate.

The revised PAS 9980 reinforces the importance of taking a holistic, risk-based approach to each individual building.

Rather than automatically assuming that particular materials or external wall systems require wholesale replacement, an FRAEW considers the building in its wider context and assesses the actual risk presented. This allows decisions around remediation and mitigation to be based on evidence and proportionate to the identified level of risk.

For building owners and housing providers managing large portfolios, this is particularly important. Resources can be directed towards buildings and measures where they can have the greatest impact on life safety.

What Has Changed?

The revised PAS 9980 provides greater clarity across several important areas of the FRAEW process.

This includes clearer guidance on determining when an FRAEW is required and when the risk associated with an external wall is sufficiently low that specialist appraisal may not be necessary.

It also strengthens expectations around the competence and expertise of those undertaking assessments and provides a more structured approach to completing and documenting FRAEWs.

The revised standard places continued emphasis on evidence-based professional judgement, recognising that the information available for existing buildings can vary considerably.

Importantly, it also provides further guidance around determining whether an increased risk of fire spread remains tolerable and identifying proportionate measures where risk reduction is required.

Together, these changes are intended to create greater consistency between assessments and give building owners, residents, insurers, lenders and other stakeholders greater confidence in the information being used to make building safety decisions.

What Does This Mean for Building Owners and Housing Providers?

For those responsible for residential buildings, the publication of the revised standard is an opportunity to review how external wall risk is being assessed and managed across their portfolios.

Organisations may need to consider whether existing or planned FRAEWs are aligned with the revised methodology, whether further investigation is required and how findings should inform wider fire risk management and remediation programmes.

For organisations managing multiple buildings, understanding where assessments should be prioritised can also be challenging.

Having access to reliable building information and competent technical advice can help establish where risk sits across a portfolio, identify where further assessment is necessary and support informed decisions about subsequent action.

Remember FRAEW and EWS1 Are Not the Same Thing

One area where we regularly see confusion among clients is the distinction between a FRAEW and an EWS1 form. While both relate to external wall systems, they serve very different purposes.

A FRAEW is a fire risk appraisal undertaken in accordance with PAS 9980 to assess the risk of fire spread within or over a building's external walls and determine whether mitigation or remediation may be required. An EWS1 form, meanwhile, is primarily used to support property valuation and lending decisions. It provides lenders and valuers with information about the external wall system but is not itself a fire risk assessment.

Put simply, a FRAEW is concerned with understanding and managing fire risk, while an EWS1 supports valuation and lending decisions. One does not replace the other.

How Firntec Can Help

Firntec welcomes the revised PAS 9980 and the greater consistency, clarity and proportionality it aims to bring to FRAEWs. For building owners, housing providers and local authorities, the priority is understanding the risk presented by each building, establishing what action is genuinely required and making informed, proportionate decisions that protect residents.

Our experienced consultants can support clients with FRAEWs, helping to establish the level of risk presented by external wall construction and providing clear, evidence-based recommendations. Where intrusive investigation or additional information is required, we can help coordinate the process and interpret the findings to develop a clearer understanding of the external wall system.

Our support can continue beyond the assessment. Where an FRAEW identifies the need for mitigation or remediation, Firntec can help clients understand the recommendations, establish priorities and develop an appropriate strategy for progressing the required works. For organisations responsible for larger property portfolios, we can also support a structured, risk-based approach across multiple buildings, helping identify where assessment and subsequent action should be prioritised.

PAS 9980 is available to download free of charge from BSI, providing those responsible for building safety with access to the revised guidance:

Download PAS 9980 free from BSI

If you are unsure whether a building requires an FRAEW, need support reviewing external wall risk across a wider portfolio or require assistance progressing from assessment through to remediation, Firntec's building safety consultants are here to help.