UK standards body BSI has published a revised code of practice for the fire-risk appraisal of external wall construction and cladding on existing blocks of flats.
The update to PAS 9980, first published in 2022, comes in the wake of concerns that some UK residential buildings were not designed or built to adequately resist the spread of fire.
PAS 9980:2026 says remediation decisions should be proportionate to the risk presented by a building, rather than a blanket approach to removal or replacement. It sets out a risk-based methodology to achieve more proportionate fire risk appraisals of external walls (FRAEWs).
It combines quantitative and qualitative assessment techniques and recognises that the available evidence, testing data and technical information can vary among buildings and construction systems. As a result, professional judgement remains a central component of every FRAEW.
‘Clear and consistent approach’
Building safety minister Baroness Blake said the update “supports a clear and consistent approach to assessing fire safety risks and will help those responsible for carrying out this important work across the built environment”.
The voluntary code of practice provides recommendations on:
- determining when an FRAEW is required and when the risk of fire spread via external walls is sufficiently low that a specialist appraisal is unnecessary;
- the competencies and expertise required to undertake an FRAEW;
- carrying out proportionate, evidence-based appraisals tailored to the individual characteristics of a building;
- assessing whether any increased risk of fire spread remains tolerable; and
- identifying proportionate measures to reduce both the likelihood and consequences of fire spread where appropriate.
The code promotes greater consistency in how FRAEWs are undertaken and reported by providing a structured methodology, common terminology and clearer documentation requirements.
It also supports communication between assessors, reviewers and those responsible for managing building safety. It establishes recognised competency expectations, promotes consistent assessor training and provides a clearer framework for professional indemnity insurers.
‘Focus resources where risk is greatest’
“PAS 9980 provides a clear, evidence-based framework for assessing the fire risk of external walls, helping to ensure that resources are focused where risk is greatest and supporting both safety and a more effective path to remediation,” said BSI director general Scott Steedman.
“Developed through a rigorous, consensus-based process involving experts from across the fire safety, housing, construction, insurance and government, PAS 9980 can help give residents greater reassurance, support better-informed decisions by building owners and professionals, and provide increased confidence for lenders, insurers and regulators.”
PAS 9980 was developed through BSI’s consensus-based standards development process, bringing together regulators, technical experts, fire engineers, industry representatives, insurers, lenders and resident groups from across the UK. It also underwent public consultation before publication.
Get PAS 9980:2026 at no cost here.
