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PAS 9980
Fire Risk Assessment for External Walls
PAS 9980:2022 provides a structured method for assessing the fire risk of external wall construction and cladding on existing blocks of flats.
It was introduced to help building owners, responsible persons, fire risk assessors and competent professionals take a more consistent and proportionate approach when reviewing external wall systems. This is especially important where cladding, insulation, balconies or other external wall materials may affect fire spread.
PAS 9980 does not replace a full fire risk assessment, but it can support one where external wall construction may need closer review.
Download the Up to Date Regulation/Standard HERE:
What Is PAS 9980?
PAS 9980 is a code of practice for carrying out Fire Risk Appraisals of External Wall construction, often referred to as FRAEWs.
It helps assess how external wall systems may contribute to fire spread and what level of risk they may present. The assessment should consider the building, the construction materials, the quality of available information and whether further investigation may be needed.
In simple terms,
PAS 9980 helps answer questions such as:
- Could the external wall system increase fire spread?
- Is there enough information about the wall construction?
- Are cladding, insulation or balcony materials a concern?
- Is further intrusive investigation required?
- Does the building need remedial work?
- How does the external wall risk affect the wider fire risk assessment?
Why PAS 9980 Matters
External wall systems can have a major impact on fire safety, particularly in residential buildings where people may be asleep, vulnerable or unfamiliar with emergency procedures.
PAS 9980 matters because it encourages a risk-based approach rather than assuming every building needs the same level of work. This helps duty holders make better decisions based on the actual building, actual materials and actual level of risk.
A proper assessment can help avoid unnecessary work, but it can also highlight serious issues that need to be dealt with.
What PAS 9980 Looks At
A PAS 9980 appraisal may consider:
- External wall construction
- Cladding systems
- Insulation materials
- Fire barriers and cavity barriers
- Balconies and attachments
- Windows and openings
- Building height and layout
- Means of escape
- Fire spread risk
- Available construction records
- The need for further investigation or testing
- The need for further investigation or testing
The final findings should help inform the building’s wider fire risk assessment and any required action plan.
Who PAS 9980 Affects
PAS 9980 is mainly relevant to those responsible for residential buildings, especially blocks of flats where external wall construction may need review.
This may include:
- Building owners
- Landlords
- Managing agents
- Responsible persons
- Property managers
- Housing providers
- Fire risk assessors
- Residents’ management companies
It is particularly useful where there are questions about cladding, external wall materials, balconies or previous construction records.
How Westgate Fire Services Can Help
Westgate Fire Services can support clients across Lincolnshire and the East Midlands with practical fire safety guidance, fire risk assessments and compliance support.
Where external wall concerns are identified, Westgate can help clients understand how those issues fit into the wider fire risk assessment and advise on sensible next steps.
PAS 9980 provides a method for assessing the fire risk of external wall construction and cladding.
It is mainly relevant to existing blocks of flats and residential buildings with external wall concerns.
The standard supports proportionate decisions based on the actual level of fire risk.
Fire Risk Appraisals of External Wall construction should be carried out by competent professionals.
PAS 9980 findings can help inform the wider fire risk assessment for the building.
The assessment can help identify whether further investigation, remedial work or management action is needed.
Key Takeaway
PAS 9980 helps provide a structured and proportionate approach to assessing external wall fire risk.
For building owners and responsible persons, it is an important reference where cladding, external wall systems or residential fire safety concerns need proper review.