The publication of PAS 9980:2022 marked a significant shift in how the fire risk associated with external wall systems in existing residential buildings is assessed. Prior to PAS 9980, the approach to external wall assessment was often binary. PAS 9980 provides a framework for proportionate, risk-based decision-making.
The Purpose of PAS 9980
PAS 9980 provides a methodology for the fire risk appraisal of external wall construction and cladding of existing blocks of flats. The key principle is proportionality. Not every building with combustible materials in its external wall requires full-scale remediation.
The FRAEW Process
A Fire Risk Appraisal of External Walls under PAS 9980 follows a staged process: desktop study of construction documentation, external visual survey, and where necessary, intrusive investigation to confirm external wall build-up. The extent of intrusive investigation should be proportionate — targeted at areas of uncertainty rather than comprehensive across the entire facade.
Risk Ratings and the EWS1 Form
The outcome of a FRAEW is typically recorded on an EWS1 form. Option A indicates no combustible materials are present. Option B indicates combustible materials are present, with sub-categories B1 (fire risk sufficiently low, no remediation needed) and B2 (remediation required).
Why Competence Matters
PAS 9980 explicitly states that FRAEWs should be conducted by competent persons with appropriate qualifications and experience in fire engineering. Apex Fire Engineering conducts FRAEWs that are thorough, evidence-based, and proportionate.