A revised code of practice for the fire risk appraisal of external wall construction and cladding of existing blocks of flats has been published by BSI in its capacity as the UK national standards body, providing an updated, risk-based methodology to support more consistent and proportionate assessments across the built environment.
PAS 9980 provides guidance for competent building professionals carrying out fire risk appraisals of external walls (FRAEWs). It is designed to help them assess the likelihood of fire spread through external wall systems and determine whether risk reduction measures are required.
The findings of an FRAEW are intended to inform a building's wider fire risk assessment and support evidence-based decision-making.
PAS 9980 was first published in 2022 and has been updated at a time when many residential buildings across the UK require assessment of external wall systems, in the wake of concerns that some were not designed or constructed to adequately resist the spread of fire.
The standard reinforces the principle that remediation decisions should be proportionate to the level of risk presented by a building, rather than adopting a blanket approach to the removal or replacement of cladding.
Unlike a simple compliance assessment, PAS 9980 adopts a holistic, risk-based approach that considers the overall level of risk presented by a building in its current form. It combines both quantitative and qualitative assessment techniques while recognizing that the available evidence, testing data and technical information can vary significantly between different buildings and construction systems. As a result, professional judgement remains a central component of every FRAEW.
The revised voluntary code of practice provides recommendations on:
- determining when an FRAEW is required and when the risk of fire spread via external walls is sufficiently low that a specialist appraisal is unnecessary;
- the competencies and expertise required to undertake an FRAEW;
- carrying out proportionate, evidence-based appraisals tailored to the individual characteristics of a building;
- assessing whether any increased risk of fire spread remains tolerable; and
- identifying proportionate measures to reduce both the likelihood and consequences of fire spread where appropriate.
The standard aims to promote greater consistency in the way FRAEWs are undertaken and reported by providing a structured methodology, common terminology and clearer documentation requirements. It supports communication between assessors, reviewers and those responsible for managing building safety. It also establishes recognised competency expectations, promotes consistent assessor training and provides a clearer framework for professional indemnity insurers.
Scott Steedman, Director-General, BSI, said: "The publication of the revised code of practice marks an important milestone in supporting a more consistent and proportionate approach to assessing and managing fire risk in buildings. PAS 9980 provides a clear, evidence-based framework for assessing the fire risk of external walls, helping to ensure that resources are focused where risk is greatest and supporting both safety and a more effective path to remediation.
"Developed through a rigorous, consensus-based process involving experts from across the fire safety, housing, construction, insurance and government, PAS 9980 can help give residents greater reassurance, support better-informed decisions by building owners and professionals, and provide increased confidence for lenders, insurers and regulators."
Building Safety Minister, Baroness Blake said: “We’re committed to delivering an improved building safety system that keeps residents safe and restores confidence in the safety of their homes.
“I welcome BSI’s publication of the updated PAS 9980, which supports a clear and consistent approach to assessing fire safety risks and will help those responsible for carrying out this important work across the built environment.”
PAS 9980 was developed through BSI's consensus-based standards development process, bringing together regulators, technical experts, fire engineers, industry representatives, insurers, lenders and resident groups from across the UK. The standard underwent public consultation, ensuring stakeholder feedback was considered before publication. The collaborative approach ensures the guidance reflects a broad range of expertise while supporting those responsible for assessing and managing building safety risks.
Download PAS 9980 here.
