PAS 9980: The Standard for EWS1 and FRAEW Assessments

The landscape of fire safety for multi-storey residential buildings has been transformed in recent years. For property managers, leaseholders, and building owners, navigating these changes—from the introduction of EWS1 forms to the new Building Safety Act—has been a complex journey. At the heart of this new, risk-based approach to fire safety is PAS 9980.

This in-depth guide is designed to be your trusted resource. We will demystify PAS 9980, explaining its purpose, its critical role in both Fire Risk Appraisals of External Walls (FRAEW) and EWS1 forms, and what it means for you and your property’s compliance.

What is PAS 9980?

PAS 9980:2022 is a publicly available specification—a code of practice—that provides a clear, standardised methodology for assessing the fire risk of external wall systems on existing multi-storey, multi-occupied residential buildings.¹ It was developed by the British Standards Institution (BSI) in collaboration with the Department for Levelling Up, Housing and Communities and the Home Office.

Why was it introduced? Following the Grenfell Tower tragedy, it became clear that a consistent approach to assessing external wall fire risk was urgently needed. The previous guidance, known as the Consolidated Advice Note, led to widespread confusion and a “zero-risk” approach, which meant many buildings were wrongly assumed to be dangerous and were left in a state of limbo.

PAS 9980 was created to replace this advice with a pragmatic, risk-based framework. It empowers qualified fire engineers to use their professional judgement to determine the genuine risk posed by a building’s external walls, rather than simply issuing a “pass/fail” based on material combustibility alone.

How PAS 9980 Relates to FRAEW Assessments

The term Fire Risk Appraisal of External Walls (FRAEW) is intrinsically linked with PAS 9980.² An FRAEW is the specific assessment that a fire engineer carries out, and PAS 9980 is the methodology and framework they must follow to do it.³

An FRAEW conducted under the PAS 9980 methodology is not a simple tick-box exercise. It’s a comprehensive, five-step process that involves:

Preliminary Assessment: An initial evaluation to identify areas of the building that require more detailed examination.
Detailed Investigation: A thorough on-site inspection to identify potential fire hazards, including a review of materials, construction, and any balconies, cladding, or insulation.
Risk Evaluation: The fire engineer assesses the potential for fire spread and the building’s overall fire containment measures.⁴
Assessing Protection Measures: A review of fire resistance, firestopping, and other protective systems to determine their effectiveness.
Documentation and Reporting: All findings, risk ratings, and recommendations for mitigation or remediation are compiled into an in-depth report.

This process allows the fire engineer to consider all relevant factors, from the height and location of the building to its fire strategy and the presence of sprinkler systems. The outcome of a PAS 9980 FRAEW is a clear risk rating (Low, Medium, or High) and a set of actionable recommendations, if required. This gives building owners a clear path forward and helps prioritise necessary remediation works.

How PAS 9980 Relates to EWS1 Forms

For many years, the EWS1 (External Wall System) form was the primary—and often only—tool for assessing external wall safety for mortgage lending purposes. It was an industry-led solution to an urgent problem. While still widely used, the EWS1 form is now underpinned by the robust, professional methodology of PAS 9980.⁵

A key misunderstanding is that EWS1 forms and PAS 9980 assessments are two separate, competing processes. In reality, a PAS 9980 FRAEW is the detailed, technical evidence required to justify the risk rating on an EWS1 form.

An EWS1 form is a single-page document signed by a competent professional (a fire engineer or chartered surveyor) that provides a clear-cut rating for a building’s external wall system.
A PAS 9980 FRAEW is the detailed, multi-page report that explains how that rating was reached.⁶

Mortgage lenders and surveyors now expect that any EWS1 form issued will be based on a thorough and competent FRAEW carried out in line with the PAS 9980 methodology. This provides them with the confidence they need to lend on a property, knowing that the assessment is based on a nationally recognised standard and a fact-based, proportionate approach to risk.

Key Benefits of the PAS 9980 Methodology

The shift to the PAS 9980 framework offers significant benefits for all stakeholders involved:

Consistency: It provides a single, unified method for fire engineers to assess external walls, leading to more reliable and comparable results across the industry.
Clarity: The framework provides a clear and actionable report, avoiding the ambiguity of older assessments.⁷ This helps property managers and building owners understand exactly what needs to be done, if anything, and why.
Risk-Based Approach: Instead of mandating expensive and unnecessary works based on a single material’s presence, PAS 9980 considers the full context of the building.⁸ This helps to avoid disproportionate remediation costs and focuses on genuine life safety risks.
Mortgage Access: By providing a credible, well-documented basis for an EWS1 form, the PAS 9980 methodology has helped unlock the mortgage market for thousands of flats that were previously deemed unmortgageable.
Legal and Regulatory Alignment: The methodology is fully aligned with the requirements of the Building Safety Act 2022 and the Fire Safety (England) Regulations 2022, which now require building owners to manage fire risks in external walls as part of their regular fire risk assessment.

What Property Managers and Leaseholders Need to Know

For those directly impacted, understanding your responsibilities and the implications of PAS 9980 is crucial.

For Property Managers and Building Owners

You are the “Accountable Person” under the Building Safety Act and are responsible for ensuring the safety of your residents.¹⁰ This includes proactively managing fire risks from external walls.

Your Responsibility: You must commission a competent professional to carry out a Fire Risk Appraisal of External Walls (FRAEW) in line with PAS 9980 if your building’s general Fire Risk Assessment has identified a need for it.
What to do Next: Do not simply seek a “cheap” EWS1 form. Instead, engage a qualified fire engineer or chartered surveyor who is experienced in conducting FRAEW assessments using the PAS 9980 methodology. This will provide you with a comprehensive report that not only satisfies mortgage lenders but also helps you meet your legal and safety obligations.
Documentation: Ensure you receive the full FRAEW report, not just the EWS1 form. This report is a vital piece of your building’s safety case file.

For Leaseholders

While the responsibility for commissioning an assessment lies with the building owner or managing agent, you have a right to understand the safety of your home and the details of any assessments carried out.

Your Role: You can request a copy of the FRAEW report from your building’s responsible person.
Mortgage Requirements: If you are selling or remortgaging your property, your lender will likely require a valid EWS1 form. The form should ideally be backed by a recent PAS 9980 assessment to ensure it is accepted by the lender’s valuer.

Costs: The Building Safety Act 2022 provides significant protections for qualifying leaseholders from the costs of cladding and non-cladding defects. It is important to understand your rights under the Act and whether any remediation costs can be legally passed on to you.

Common Misunderstandings About PAS 9980

It’s easy to confuse the new fire safety standards. Here are a few key clarifications:

Is PAS 9980 a Certificate? No, PAS 9980 is not a certificate or a form. It is a detailed methodology. The EWS1 form is a certificate that summarises the findings of an assessment, and the FRAEW is the report itself.
Does PAS 9980 mean my building is safe? A PAS 9980 assessment provides a professional opinion on the risk level.¹² A “Low Risk” rating means there is no need for remediation, but it does not mean your building is immune from fire.¹³ It simply confirms that the external walls do not present an undue risk to life safety in the event of a fire.
Is a visual inspection enough? No. A professional FRAEW under PAS 9980 will almost always require intrusive investigations to see behind the external facade and confirm the materials used and their installation. A competent professional will be able to justify the extent of this intrusive work based on the building’s specific characteristics.

Next Steps & How to Get an FRAEW or EWS1 Completed

Navigating the complexities of PAS 9980, FRAEW assessments, and EWS1 forms requires a trusted and competent partner. The most important step you can take is to engage with a qualified professional who has a deep understanding of the regulations and the experience to apply the PAS 9980 methodology correctly.

A professional assessment will not only satisfy mortgage lenders but also provide you with the peace of mind that your building is compliant with the latest safety standards and that your residents are protected.

Get a quote for your FRAEW or EWS1 assessment today. We can connect you with chartered fire engineers and surveyors are specialists in the PAS 9980 methodology and can provide the clarity and compliance you need.

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