Building owners are often told they need "a cladding survey" without being told which one. The two most common are the EWS1 form and the PAS 9980 fire risk appraisal of external walls (FRAEW). They overlap, but they answer different questions.
The short answer
- Need to sell or remortgage and the lender has asked? You may need an EWS1, but check first whether the 2026 RICS standard still requires one for your building.
- Need to understand and manage the risk, plan remediation, or support a fire risk assessment or safety case? You need a PAS 9980 appraisal.
Side by side
- Purpose. EWS1: confirms to valuers and lenders that the wall has been assessed. PAS 9980: assesses the fire risk of the wall and recommends proportionate action.
- Audience. EWS1: lenders and valuers. PAS 9980: building owners, Accountable Persons and fire risk assessors.
- Output. EWS1: a one-page form with a rating from A1 to B2. PAS 9980: a report with a risk rating, the reasoning behind it and recommendations.
- Validity. EWS1: five years. PAS 9980: as long as the building and its use remain unchanged, but reviewed with the fire risk assessment.
- Basis. EWS1: RICS form and guidance. PAS 9980:2022: a BSI code of practice endorsed by government.
Why PAS 9980 usually comes first
A PAS 9980 appraisal looks at the whole picture: the materials, how the wall is built, the height, the evacuation strategy, the presence of sprinklers, and how fire would behave. It often concludes that the risk is tolerable without full replacement, or that targeted works are enough. That conclusion can save a building owner very large sums compared with blanket removal of materials.
If an EWS1 is still needed afterwards, the PAS 9980 work provides most of the evidence the signatory will need.
Intrusive inspection
Both usually need some opening up of the wall to confirm what is actually there, because drawings are often wrong or missing. The number of openings depends on the size and complexity of the building.
Funding
Where remediation is needed, government and devolved funding schemes generally expect a PAS 9980 appraisal as the basis of an application. Check the current scheme rules for your nation.
This guide is general information about UK fire safety law and standards, not legal advice for a specific building. If you are unsure what applies to yours, ask us or a qualified adviser.