PAS 9980 is a voluntary code of practice published by BSI. It guides professionals assessing fire risk associated with external walls and cladding on existing blocks of flats.

What does FRAEW mean?

FRAEW means fire risk appraisal of external walls. It examines the likelihood of fire spreading through external wall systems and whether measures are needed to reduce the risk.

Does PAS 9980 require all cladding to be replaced?

No. The code supports remediation decisions that reflect the risk at the individual building, rather than a blanket approach to cladding removal or replacement.

Is PAS 9980 a legal requirement?

PAS 9980 is a voluntary code of practice. It provides guidance for professionals carrying out external wall fire risk appraisals.

How does an external wall appraisal fit into a building’s fire risk assessment?

The appraisal is intended to inform the building’s wider fire risk assessment. It supplies findings about external wall fire spread and the need for risk reduction measures.

Why do assessors still need to use professional judgement?

The evidence, test results and technical information available can vary between buildings and wall systems. The code therefore combines numerical analysis and qualitative evaluation, with professional judgement remaining central.

BSI revises PAS 9980 external wall fire risk guidance

BSI publishes revised PAS 9980 external wall fire guidance

The voluntary code links decisions on cladding remediation to building risk, rather than treating removal or replacement as the default.

By Priya Raval, Fire Safety and Regulation Correspondent
14 Sept 2026, 10:08

External wall cladding inspection at an existing mid-rise block of flats — PAS 9980

Scope of the guidance

PAS 9980 covers existing blocks of flats and is intended for professionals undertaking fire risk appraisals of external walls, known as FRAEWs. Roofing Today reported the publication on 14 September 2026. BSI, the UK’s national standards body, first published the code in 2022.

An appraisal examines how likely fire is to spread through a building’s external walls and whether action is needed to reduce that risk. Its findings contribute to the fire risk assessment for the building as a whole, rather than serving as a separate assessment of the cladding alone.

According to Roofing Today, the revision comes as many UK residential buildings still need their external walls assessed. That work follows concerns about whether the design and construction of some wall systems provide adequate resistance to fire spread.

How appraisals are carried out

The method examines the building as it stands, taking account of its overall risk. It is not limited to checking compliance. Assessors use numerical analysis alongside qualitative evaluation to reach their conclusions.

Professional judgement remains necessary because the information available is not uniform. Buildings and construction systems can differ in the amount of supporting evidence, test results and technical detail available to the assessor.

The code seeks to make appraisals more consistent by setting out a defined assessment method, shared terms and requirements for recording the work. These provisions are intended to help assessors explain their findings to reviewers and to those managing building safety.

It also sets expectations for the competence of people undertaking appraisals and supports a consistent approach to their training. Roofing Today reports that the code provides a framework for professional indemnity insurers as well as for the professionals doing the assessments.

Development and intended users

BSI developed PAS 9980 with input from regulators, fire engineers, technical specialists and industry representatives. Insurers, lenders and resident groups also took part. A public consultation allowed stakeholder comments to be considered before publication.

Scott Steedman, BSI’s director-general, said the development process brought together expertise from fire safety, housing, construction, insurance and government. He said the guidance could help building owners and professionals make better-informed decisions.

Steedman also said the code could offer residents reassurance and strengthen confidence among lenders, insurers and regulators. These were benefits identified by BSI, rather than reported findings from the use of the revised guidance.

Why this matters

For cladding contractors and their clients, PAS 9980 provides the assessment framework that informs whether external wall risk reduction measures are needed. It connects decisions about remedial work to the circumstances of the building. Its documentation and competence provisions also give building safety managers and reviewers a basis for examining how assessors reached their conclusions.

Questions readers are asking

What is PAS 9980?: PAS 9980 is a voluntary code of practice published by BSI. It guides professionals assessing fire risk associated with external walls and cladding on existing blocks of flats.
What does FRAEW mean?: FRAEW means fire risk appraisal of external walls. It examines the likelihood of fire spreading through external wall systems and whether measures are needed to reduce the risk.
Does PAS 9980 require all cladding to be replaced?: No. The code supports remediation decisions that reflect the risk at the individual building, rather than a blanket approach to cladding removal or replacement.
Is PAS 9980 a legal requirement?: PAS 9980 is a voluntary code of practice. It provides guidance for professionals carrying out external wall fire risk appraisals.
How does an external wall appraisal fit into a building’s fire risk assessment?: The appraisal is intended to inform the building’s wider fire risk assessment. It supplies findings about external wall fire spread and the need for risk reduction measures.
Why do assessors still need to use professional judgement?: The evidence, test results and technical information available can vary between buildings and wall systems. The code therefore combines numerical analysis and qualitative evaluation, with professional judgement remaining central.
Who helped develop PAS 9980?: BSI worked with regulators, technical experts, fire engineers, industry representatives, insurers, lenders and resident groups. The guidance also went through public consultation before publication.

Reported from coverage by Roofing Today. This article was written independently by our news desk.

BSI publishes revised PAS 9980 external wall fire guidance

Scope of the guidance

How appraisals are carried out

Development and intended users

Why this matters

Questions readers are asking

Topics in this story

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