Ordinary FRA
Considers relevant fire risks and precautions for the premises, including available external-wall information where within scope.
British standard methodology
PAS 9980 external wall assessment
PAS 9980 provides a risk-based methodology for a fire risk appraisal of external walls in existing multistorey, multi-occupied residential buildings. The FRAEW informs the building’s FRA; it is not an EWS1 form or a whole-building assessment.
External-wall evidence route
FRA, FRAEW, PAS 9980 and EWS1 answer different questions
Start with the purpose of the evidence. A valuation form, specialist risk appraisal and whole-building fire risk assessment are connected, but one does not automatically replace another.
PAS 9980 / FRAEW
A specialist appraisal of external-wall fire-spread risk that can inform the whole-building FRA and risk management.
EWS1 form
A valuation and lending process for a specific building; it is not a fire-safety certificate or general legal compliance form.
Remediation evidence
Design, approvals, installation, inspection, commissioning and completion records used to demonstrate what changed.
Scope note: The necessary route depends on the building, the known concern and who needs the evidence. Obtain appropriately competent advice before commissioning intrusive or specialist work.
Purpose and scope
What is a PAS 9980 FRAEW?
A fire risk appraisal of external walls assesses the risk to occupants from fire spreading over or within the external-wall construction and decides whether remediation or other mitigating measures are considered necessary in the building’s particular circumstances.
PAS 9980 applies where risk is known or suspected to arise from the external-wall build-up, such as potentially combustible materials. It is intended principally for existing multistorey, multi-occupied residential buildings and can inform assessments of comparable accommodation with a similar evacuation strategy.
Proportionality
When might an external-wall appraisal be needed?
The Fire Safety Act requires the external wall to be considered in the FRA for relevant residential buildings, but that does not mean every wall needs a full PAS 9980 appraisal. The initial assessor should consider available information, observed construction and the building’s risk profile.
A specialist appraisal becomes more likely when construction is uncertain, potentially combustible materials or cavities are present, defects are suspected, previous evidence conflicts, or the consequences of external fire spread cannot be judged reliably within the ordinary FRA.
- Review drawings, specifications and refurbishment records
- Identify wall systems, attachments and relevant fire barriers
- Consider height, occupancy and evacuation strategy
- Record uncertainty rather than guessing concealed construction
- Set a reasoned scope for any survey, sampling or intrusive investigation
Appraisal process
Evidence, inspection and risk judgement
The specialist builds an evidence base from documents, site observations and, where justified, further investigation. The appraisal considers fire performance, routes of fire spread, façade configuration, ignition scenarios, fire barriers, balconies, windows and the ability of other measures to reduce consequences.
PAS 9980 is risk-based. It is not simply a material-combustibility test and does not assume that every combustible component produces the same overall building risk. Conclusions must be explained and limitations stated.
Define scope
Identify the elevations, wall systems and questions the appraisal must answer.
Collect evidence
Use reliable drawings, records, photographs, surveys and product information.
Inspect
Confirm accessible features and decide whether targeted opening-up is justified.
Evaluate risk
Consider likelihood of external fire spread and consequences for occupants.
Recommend
Explain whether mitigation, remediation or further work is proportionate.
Integrate
Provide the outcome to the responsible person for the wider FRA and action plan.
Common confusion
PAS 9980, FRAEW and EWS1 are not interchangeable
FRAEW describes the fire risk appraisal produced using the PAS 9980 methodology. EWS1 is a separate valuation process administered by RICS for lenders and valuers. BSI expressly states that PAS 9980 is not intended as an alternative to EWS1.
A building may encounter both processes, but they have different purposes, clients and outputs. The scope and reliance of each instruction should be agreed in writing so that a valuation request is not mistaken for fulfilment of the responsible person’s fire-safety duties.
| Document or process | Primary purpose |
|---|---|
| Ordinary FRA | Assess relevant persons and general fire precautions under the Fire Safety Order. |
| PAS 9980 FRAEW | Appraise occupant risk from external-wall fire spread and inform the FRA. |
| EWS1 | Provide information for a valuation process administered by RICS. |
| Product or façade survey | Answer specified technical questions; it may supply evidence but is not automatically a FRAEW. |
Commissioning
Choose the right external-wall specialist
BSI says PAS 9980 is particularly intended for competent fire engineers and other competent building professionals. Competence must cover the construction under review, fire dynamics, façade behaviour, risk appraisal and the ability to recognise when other disciplines are needed.
Commissioning should define access, evidence, investigation allowances, reporting, professional indemnity insurance, reliance and how the output will be incorporated into the FRA and building-safety records.
- Verify relevant façade and fire-engineering experience
- Ask for comparable FRAEW examples and references
- Confirm responsibility for opening-up and making good
- Require clear limitations, evidence trails and recommendations
- Coordinate the specialist with the responsible person, FRA assessor and accountable person
Current remediation evidence
Track national and local cladding progress
Use the June 2026 MHCLG tracker for programme totals, regional comparisons and permanent local-authority profiles. The data is aggregate management information and does not establish the position of an individual building.
See the whole framework
Fire-safety law works as a connected system
Return to the regulations hub to compare legislation, height thresholds and voluntary standards before deciding what applies to your building.
Frequently asked questions
PAS 9980:2022 FAQs
Is PAS 9980 a legal requirement?
No. It is a voluntary code of practice. The law requires relevant external-wall risks to be considered; PAS 9980 provides a recognised methodology where a specialist FRAEW is appropriate.
Does every block of flats need a PAS 9980 assessment?
No. The need should be determined proportionately from the building, available evidence and suspected risk. Every relevant FRA must consider the external wall, but not every case needs a full FRAEW.
Is a FRAEW the same as an EWS1 form?
No. A FRAEW is a fire risk appraisal of external walls. EWS1 is a separate valuation process administered by RICS.
Can an ordinary fire risk assessor complete a FRAEW?
Only if they have the specialist competence appropriate to the external-wall construction and risk. Many ordinary FRA commissions will need referral to a suitably competent fire engineer or building professional.
Does a FRAEW replace the building FRA?
No. Its conclusions should inform and be integrated into the wider fire risk assessment and action plan.
Premises-specific support
Ask what applies to your building
Tell us about the premises and the compliance question that prompted your enquiry. Your details can be reviewed and passed to a suitable fire-safety provider serving London or Surrey.
Read the London FRA guideRead Surrey fire risk assessment guidance
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- Telephone number required
- Give the building height or storeys if relevant
Primary sources
Check the source, not only the summary
This independent guide provides general information, not legal advice or a building-specific assessment. Standards can be copyrighted and should be obtained from their publisher; this page summarises their purpose without reproducing them.
Related law and standards