PAS 9980 and the growing complexity of fire risk appraisal

In the years following the Grenfell Tower fire, fire risk appraisal has become increasingly complex, particularly when it comes to residential and multi-occupied buildings.

To meet the needs of leaseholders and building managers alike, a new framework for assessing fire risk within external wall construction and cladding was required. That framework is PAS 9980.

What is PAS 9980?

PAS 9980 is a publicly available specification which sets out a structured methodology for carrying out Fire Risk Appraisals of External Walls (FRAEW) on existing multi-occupied residential buildings.

In simple terms, it provides guidance for professionals assessing the risk of fire spread through external wall systems, helping building owners make informed and evidence-led decisions around remediation, compliance and resident safety.

However, while PAS 9980 provides a clearer framework for assessing risk, applying the guidance in practice is rarely straightforward.

The challenge of interpreting PAS 9980

Unlike a prescriptive checklist, PAS 9980 relies heavily on professional judgement. Factors such as building height, occupancy profile, materials used within the external wall system and the presence of wider fire safety measures can all influence the outcome of an assessment. As such, two competent assessors may review the same building and arrive at different conclusions depending on the evidence available and the level of risk identified.

This challenge is often heightened when dealing with older or existing buildings. In many cases, original construction records may be incomplete, historic refurbishments may not be fully documented, and key elements of the wall system remain concealed until intrusive investigations are undertaken. This can create additional programme pressures, disruption for occupants and unforeseen costs for building owners and developers.

Alongside technical considerations, duty holders must also balance resident safety with practical and commercial realities. Remediation works can carry significant financial implications, while overly cautious recommendations may result in unnecessary interventions that provide limited safety benefit.

That is why proportionate, evidence-based decision making remains central to effective fire risk appraisal.

Our approach at Easton & Bevins

At Easton Bevins, we support clients through the complexities of PAS 9980 with practical, commercially aware advice grounded in technical expertise. Our fire safety consultants work collaboratively with building owners, leaseholders, developers and property managers to deliver clear assessments and realistic recommendations that support compliance, resident safety and long-term building performance.

To discuss PAS 9980 assessments or wider fire safety consultancy, contact Easton Bevins.