PAS 9980 vs EWS1: Understanding the Difference

Related But Distinct: Understanding the Difference

PAS 9980 and EWS1 are closely connected but serve different purposes. PAS 9980 is a technical standard — a methodology for carrying out a fire risk appraisal of an external wall. EWS1 is a form — a standardised document for communicating the outcome of that appraisal to mortgage lenders and valuers.

The relationship is straightforward: a PAS 9980 FRAEW is the engineering work that underpins an EWS1 form. You cannot produce a credible EWS1 form without carrying out a PAS 9980 assessment.

What Is PAS 9980?

PAS 9980:2022 is the British Standard published by BSI that sets out how to carry out a Fire Risk Appraisal of External Walls (FRAEW) on existing residential buildings. It provides a structured methodology for a competent fire engineer to assess the fire hazard and risk associated with an external wall system — including cladding, insulation, cavity barriers, fire stops and balconies.

The methodology involves a desktop review of available information, a site inspection (including intrusive investigation where necessary), identification of materials, and a risk appraisal that considers the characteristics of the building, its occupancy, and its internal fire precautions. The output is a FRAEW report with a risk rating and recommendations.

What Is an EWS1 Form?

An EWS1 (External Wall System 1) form is a one-page standardised document introduced by UK Finance, the Building Societies Association and RICS in December 2019. It records the outcome of an external wall assessment in a format that mortgage lenders and valuers can use when making lending decisions on flats in multi-storey residential buildings.

The form records whether the external wall system requires remediation (EWS1B) or not (EWS1A). An EWS1A outcome typically allows mortgage lending to proceed. An EWS1B outcome will affect lending decisions.

Key Differences

• Type — PAS 9980 is a technical standard; EWS1 is a form
• Purpose — PAS 9980 guides the fire engineer's assessment methodology; EWS1 communicates the outcome to lenders
• Who uses it — PAS 9980 is used by fire engineers; EWS1 is used by lenders, valuers and leaseholders
• Output — PAS 9980 produces a detailed FRAEW report; EWS1 produces a one-page form
• Who can sign — PAS 9980 reports are signed by the assessing engineer; EWS1 forms must be signed by a suitably qualified professional as defined by RICS requirements

The Process: From FRAEW to EWS1

The typical process for a building that requires an external wall assessment is:

• The freeholder or managing agent commissions a PAS 9980 FRAEW from a competent fire engineer
• The fire engineer carries out a desktop review and site inspection, identifies the materials present, and applies the PAS 9980 risk appraisal methodology
• A FRAEW report is produced, setting out the findings, risk rating, and any recommendations
• The EWS1 form is completed based on the FRAEW findings and signed by the engineer
• The EWS1 form is provided to leaseholders for use with their mortgage lenders and valuers

What If a Building Already Has an EWS1 Form but No PAS 9980 Report?

Many EWS1 forms were issued before PAS 9980 was published in 2022. These pre-PAS 9980 EWS1 forms remain valid if they were produced by a competent professional and the building has not changed materially. However, where a lender or valuer questions the robustness of an older EWS1 form, a new FRAEW in accordance with PAS 9980 may be required.