For building owners and managers, understanding PAS 9980 matters because it directly affects how external wall fire risk is assessed, what actions may be needed and how remediation decisions are framed.
PAS 9980:2022 sets out a methodology for carrying out Fire Risk Appraisals of External Walls (FRAEW). It provides a structured, proportionate approach to assessing the fire risk posed by external wall systems on residential buildings, particularly those over 11 metres in height. For building owners and managers, understanding PAS 9980 matters because it directly affects how external wall fire risk is assessed, what actions may be needed and how remediation decisions are framed.
A FRAEW is typically needed where there are concerns about the materials within the external wall system, where a building is over 11 metres and contains residential dwellings, where an EWS1 process has identified the need for further assessment, where a fire risk assessment has flagged external wall concerns, or where funding applications require a PAS 9980-compliant appraisal.
The appraisal involves desktop review of available construction information, visual inspection of the external wall system, intrusive investigation where needed to identify materials and construction details, risk assessment using the PAS 9980 framework, and a report setting out findings, risk rating and recommended actions. The approach is proportionate, meaning the level of investigation is tailored to the building and the information available.
Building owners, managing agents, freeholders, housing associations and local authorities. The appraisal must be carried out by a suitably qualified and experienced professional. Many instructions are linked to funding applications, compliance programmes or wider building safety reviews.
Confusing an EWS1 certificate with a full PAS 9980 appraisal. Instructing assessors who do not have appropriate competence or experience. Delaying the appraisal when funding or compliance deadlines are approaching. Not connecting the FRAEW findings to wider building safety management and remediation planning.
Where a fire risk appraisal of external walls is needed to assess risk, inform remediation or support funding applications.
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