PAS 9980:2022 is the government-backed method for assessing the fire risk of external wall construction and cladding on blocks of flats. Unlike an EWS1, which answers a valuer's question, a fire risk appraisal of external walls (FRAEW) answers the building owner's question: is the risk from the wall acceptable, and if not, what is the most proportionate way to fix it?
An FRAEW feeds directly into the fire risk assessment and, for higher-risk buildings, the safety case. It can also support funding applications for cladding remediation and, under the new RICS valuation standard, its summary can sometimes be used in place of an EWS1.
What is included
- Review of drawings, specifications and previous reports
- Intrusive opening-up where required
- Risk-based appraisal of wall and balcony construction
- Clear risk rating and proportionate recommendations
- Summary suitable for valuers and the fire risk assessor
Who it is for
- Freeholders
- Accountable Persons
- Housing associations
- Managing agents
The rules in each UK nation
England
Occupied buildings in England at least 18 metres or seven storeys high with two or more residential units are higher-risk buildings. They must be registered with the Building Safety Regulator, and the Principal Accountable Person must prepare a safety case report that can be called in at any time.
Wales
The Building Safety Act 2022 occupation-phase regime for higher-risk buildings applies in England only. In Wales, owners of multi-occupied residential buildings should follow Welsh Government building safety requirements and the Welsh Building Safety Fund process for external wall issues.
Scotland
Scotland does not use the English higher-risk building regime. External wall risk on residential buildings is assessed through the Scottish Government's Single Building Assessment, which looks at the whole building rather than the wall alone.
Northern Ireland
The English higher-risk building regime does not apply in Northern Ireland. Owners and managing agents of taller residential buildings should follow Northern Ireland building regulations and guidance from the Department of Finance and the Department for Communities.