Newly revised code of practice aims to improve consistency in external wall fire appraisals
A revised code of practice designed to improve the consistency in the assessment of external wall fire risks and support proportionate remediation decisions has been published by BSI, in its capacity as the UK national standards body.
The standard was first published in 2022 and has been updated as many residential buildings across the UK continue to undergo assessment as part of wider efforts to improve building safety and address historic fire safety risks.
PAS 9980, Fire risk appraisal of external wall construction and cladding of existing blocks of flats – Code of practice, provides voluntary guidance for competent building professionals undertaking Fire Risk Appraisals of External Walls (FRAEWs).
It is designed to help them assess potential risks to life by considering the likelihood and consequences of fire spreading through external wall systems, and to determine whether measures are needed to reduce those risks. The findings of a FRAEW are intended to inform the building’s wider fire risk assessment and support proportionate, evidence-based decision-making.
A holistic, risk-based approach
A key principle of the code of practice is that remediation decisions should be proportionate to the level of risk presented by an individual building. Unlike a simple compliance assessment, PAS 9980 adopts a holistic, risk-based approach that considers the overall level of risk presented by a building in its current form.
It combines both quantitative and qualitative assessment techniques while recognising that the available evidence, testing data and technical information can vary significantly between different buildings and construction systems. As a result, professional judgement remains a central component of every FRAEW.
The standard aims to promote greater consistency in the way FRAEWs are undertaken and reported by providing a structured methodology, common terminology and clearer documentation requirements.
Supporting communication
It supports communication between assessors, reviewers and those responsible for managing building safety. It also establishes recognised competency expectations, promotes consistent assessor training and provides a clearer framework for professional indemnity insurers.
For example, the standard supports competent professionals in determining when a FRAEW is required and when the risk of fire spread through external walls is sufficiently low that a specialist appraisal is not necessary.
It also provides guidance on carrying out proportionate, evidence-based appraisals tailored to the specific characteristics of a building, assessing whether any increased risk of fire spread remains tolerable, and identifying appropriate measures to reduce both the likelihood and consequences of fire spread where necessary.
Focusing resources where risk is greatest
Scott Steedman, director general, standards, BSI, said: “The publication of the revised code of practice marks an important milestone in supporting a more consistent and proportionate approach to assessing and managing fire risk in buildings.
“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.
“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.”
Building safety minister Baroness Blake said: “We’re committed to delivering an improved building safety system that keeps residents safe and restores confidence in the safety of their homes.
“I welcome BSI’s publication of the updated PAS 9980, which 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 revised PAS 9980 was developed through BSI’s consensus-based standards development process and involved input from organisations and specialists representing fire safety, housing, construction, insurance, lending, government and resident interests. The document was also subject to public consultation before publication, allowing stakeholders to provide feedback on the proposed changes.
PAS 9980 is available to download free of charge.
