At a glance
The standards have different subjects and outputs
PAS 79-1:2020 is a code of practice for fire risk assessment in premises other than housing. PAS 9980:2022 is a code of practice for fire risk appraisal of external wall construction and cladding in existing blocks of flats and other buildings with a comparable evacuation context.
The word “PAS” means Publicly Available Specification. Following a PAS is not itself the legal duty: the responsible person must comply with applicable law and be able to justify that the assessment and precautions are suitable.
| Feature | PAS 79-1:2020 | PAS 9980:2022 |
|---|---|---|
| Primary subject | General life-safety fire risk assessment. | External-wall fire spread risk. |
| Typical premises | Non-domestic premises and peer-to-peer rented accommodation in scope. | Existing multistorey, multi-occupied residential buildings and similar contexts. |
| Output | Recorded FRA and significant findings. | Fire Risk Appraisal of External Walls (FRAEW). |
| Main user | Competent fire risk assessor. | Competent fire engineer or other competent building professional. |
| Relationship | Provides a general FRA methodology within its stated scope. | Specialist outcome intended to inform the wider FRA. |
General assessment
What PAS 79-1 does—and does not cover
BSI describes PAS 79-1 as recommendations and documentation examples for undertaking and recording fire risk assessments in non-housing premises. It provides a structured, risk-based methodology and reporting approach rather than a statutory certificate or guaranteed format.
Its stated exclusions include single-family private dwellings, shared houses, HMOs, common parts of blocks of flats, sheltered housing and similar housing premises. Do not assume that a PAS 79-1 label makes a report suitable for residential premises outside its scope.
- Premises, occupancy and responsible-person information
- Fire hazards and people at risk
- Prevention, protection and management evaluation
- Overall risk judgement and significant findings
- Prioritised recommendations and review information
- Clear scope, evidence, limitations and assessor identity
External walls
What PAS 9980 and a FRAEW examine
PAS 9980 provides a risk-based methodology for evaluating whether fire spread over or within external walls creates an unacceptable risk to occupants and whether remediation or other mitigation is necessary. It considers the whole wall build-up and building context, not only whether one material is combustible.
The appraisal can require document review, inspection and proportionate intrusive investigation. It should be undertaken by a professional competent in external-wall construction and fire behaviour. Its findings should be reflected in the wider FRA and fire-safety arrangements.
- External-wall materials, configuration and installation evidence
- Cavity barriers, fire stopping, windows, balconies and attachments
- Potential ignition and routes of fire spread
- Building height, layout, occupancy and evacuation strategy
- Consequences, mitigating measures and risk acceptability
- Need for remediation, mitigation or further investigation
Using the reports together
The wider FRA and FRAEW inform one another
An ordinary FRA should recognise external-wall risk and record whether specialist appraisal is required, but a general assessor should not make unsupported façade conclusions. The FRAEW then supplies specialist evidence that can change the overall risk evaluation, evacuation arrangements, interim measures and action plan.
Keep both documents aligned. Changes to cladding, balconies, fire strategy, alarm arrangements or remediation status can trigger review. Scope, reliance and unresolved questions should be recorded rather than presenting either report as a standalone approval.
FRA flags the question
The general assessment records known wall information and whether specialist appraisal is needed.
FRAEW investigates
A competent specialist appraises the wall construction and external fire-spread risk.
Findings are integrated
The Responsible Person updates the FRA, measures and action plan.
Work is verified
Remediation and mitigation are evidenced and reviewed against the intended outcome.
Third document
Neither PAS should be confused with EWS1
EWS1 is an industry form used for valuation and lending decisions on flats. It is not a life-safety certificate and does not replace the building’s FRA. BSI states that PAS 9980 is not intended as an alternative to EWS1, although RICS recognises that suitable FRAEW information may reduce the need for EWS1 in some valuation contexts.
Ask what decision the client is trying to make: operational life safety, external-wall risk, remediation, or mortgage valuation. That determines the appropriate instruction, competence, report and party entitled to rely on it.
| Need | Appropriate starting point |
|---|---|
| General operational fire risk | Suitable and sufficient FRA under the Fire Safety Order. |
| Specialist external-wall fire risk | PAS 9980 FRAEW where justified. |
| Mortgage valuation assurance | Lender or valuer requirements, potentially including EWS1 or suitable FRAEW evidence. |
| Building-regulations compliance | Design and building-control evidence; not answered solely by an FRAEW. |