Understanding PAS 9980: A Guide to Fire Risk Assessments for External Walls
In recent years, the need for comprehensive fire risk assessments for external wall systems has become increasingly important. PAS 9980 is a key framework introduced to provide guidance on assessing fire risk in external walls of existing multi-storey buildings. This standard has been developed to complement EWS1 assessments, ensuring that external wall safety is thoroughly evaluated.
At Fire Safety Services, we specialise in PAS 9980 surveys and fire risk assessments, ensuring compliance with UK fire safety regulations. In this article, we address 20 key questions about PAS 9980 assessments, surveys, and compliance to help property owners, developers, and fire safety professionals understand this important standard.
20 Key Questions and Answers
1. What is PAS 9980?
PAS 9980 is a publicly available specification that provides guidance for assessing the fire risk of external wall systems on existing buildings. It offers a structured approach to evaluating potential fire hazards in cladding, insulation, and façade materials.
2. Why Was PAS 9980 Introduced?
The introduction of PAS 9980 followed growing concerns over external wall fire safety, particularly after the Grenfell Tower fire. It helps fire engineers and assessors conduct consistent and risk-based evaluations of external wall systems.
3. How is PAS 9980 Different from an EWS1 Assessment?
- PAS 9980 is a fire risk assessment framework used to evaluate external wall fire risks.
- EWS1 assessments are for mortgage lending purposes and determine whether external wall systems require further investigation.
- PAS 9980 provides a detailed risk-based approach, whereas EWS1 offers a pass/fail result.
4. Who is Responsible for Conducting a PAS 9980 Survey?
A qualified fire engineer or competent fire risk assessor should carry out PAS 9980 assessments. It is essential to hire a fully insured, accredited, and experienced consultant to ensure compliance.
5. What Does a PAS 9980 Assessment Cover?
- Fire performance of cladding materials
- Combustibility of insulation
- Risk of fire spread across external walls
- Impact of balconies, fixings, and cavities on fire behaviour
- Recommendations for mitigation or remediation
6. What Types of Buildings Require a PAS 9980 Assessment?
PAS 9980 applies to multi-storey, multi-occupancy buildings where fire risks related to external wall systems need to be evaluated, including:
- High-rise residential buildings
- Student accommodations
- Mixed-use developments
- Hotels and commercial buildings
7. How Does PAS 9980 Affect Building Owners and Property Managers?
- Compliance requirement: Building owners must ensure external walls meet fire safety standards.
- Risk identification: Helps property managers prioritise remediation measures where necessary.
- Legal obligations: Supports compliance with the Building Safety Act and Fire Safety Regulations.
8. What Are the Key Fire Risk Factors in External Wall Systems?
- Cladding material combustibility
- Fire resistance of insulation layers
- Cavity barriers and firestopping measures
- Wind-driven fire spread risks
- Access for firefighting and evacuation safety
9. Can PAS 9980 Be Used Instead of an EWS1 Form?
While PAS 9980 provides a fire risk assessment, an EWS1 form may still be required by mortgage lenders. However, PAS 9980 surveys can provide a more in-depth analysis and may help support EWS1 assessments.
10. What Happens if a PAS 9980 Assessment Identifies a High-Risk External Wall?
If a building’s external wall system is classified as high risk, the report will recommend mitigation or remediation actions, such as:
- Replacing combustible cladding
- Enhancing firestopping systems
- Installing additional fire safety measures
11. What Are the Compliance Requirements Under PAS 9980?
PAS 9980 aligns with the Building Safety Act 2022, requiring building owners and responsible persons to actively manage fire risks in external wall systems.
12. How Long Does a PAS 9980 Survey Take?
The duration of a PAS 9980 survey depends on:
- Building size and complexity
- Availability of construction records
- Extent of external wall investigations required On average, assessments take 2–6 weeks, depending on project scope.
13. How Are PAS 9980 Risk Ratings Determined?
The PAS 9980 methodology includes:
- Risk assessment scoring system
- Categorisation of external wall fire hazards
- Consideration of building occupancy and escape routes
14. What Is the Role of the Building Safety Regulator in PAS 9980 Compliance?
The Building Safety Regulator (BSR) oversees the enforcement of fire safety standards, including external wall system assessments.
15. How Can PAS 9980 Help Avoid Future Fire Safety Issues?
By implementing PAS 9980 guidance, building owners can:
- Identify and mitigate fire risks proactively
- Improve overall fire safety management
- Ensure compliance with evolving fire safety legislation
16. What Are the Costs of a PAS 9980 Assessment?
Costs vary based on:
- Building size and complexity
- Scope of fire risk assessment required
- Remediation needs following the assessment
17. How Does PAS 9980 Impact Insurance & Liability?
- Buildings with high-risk external walls may face higher insurance premiums.
- PAS 9980 compliance can help secure better terms for fire safety insurance.
18. What Are the Challenges in PAS 9980 Implementation?
- Access to historical building documentation
- Variability in fire risk ratings
- Delays in remediation funding and action
19. Can Fire Safety Services Assist with PAS 9980 Compliance?
Yes! At Fire Safety Services, we offer:
- Expert PAS 9980 fire risk assessments
- Comprehensive external wall surveys
- Fire safety compliance support
20. How Can I Book a PAS 9980 Survey?
Contact Fire Safety Services Today to schedule a PAS 9980 assessment and ensure your building complies with fire safety regulations.
Get in Touch Today Ensure your building meets EWS1 fire safety requirements. Our team at Fire Safety Services offers expert guidance and assessments.
