Updated version of PAS 9980 issued by British Standards Institution

PAS 9980:2026 provides guidance for competent building professionals carrying out fire risk appraisals of external walls. It’s purpose-designed to help them assess the likelihood of fire spread through external wall systems and determine whether risk reduction measures are required. The findings of such specialist risk assessments are intended to inform a given building’s wider fire risk assessment and support evidence-based decision-making.

PAS 9980 was first published back in 2022 and has now been updated at a time when many residential buildings across the UK require assessment of external wall systems in the wake of concerns that some of the latter were not designed or constructed to adequately resist the spread of fire.

The BSI’s document reinforces the principle that remediation decisions should be proportionate to the level of risk presented by a building rather than adopting a ‘blanket approach’ to the removal or replacement of cladding.

Unlike a simple compliance assessment, PAS 9980:2026 adopts an 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 recognizing that the available evidence, testing data and technical information can vary significantly between different buildings and construction systems. As a direct result, professional judgement remains a central component of every fire risk appraisal focused on external walls.

Recommendations outlined

The revised voluntary Code of Practice provides recommendations on:

*determining when a fire risk appraisal of external wall systems is required and when the risk of fire spread via external walls is sufficiently low that a specialist appraisal is unnecessary

*the competencies and expertise required to undertake a fire risk appraisal of external wall systems

*carrying out proportionate and evidence-based appraisals tailored to the individual characteristics of a building

*assessing whether any increased risk of fire spread remains tolerable

*identifying proportionate measures in order to reduce both the likelihood and consequences of fire spread where appropriate

Ultimately, PAS 9980:2026 aims to promote greater consistency in the way that fire risk appraisals of external wall systems are undertaken and reported by providing a structured methodology, common terminology and clearer documentation requirements.

The revised PAS 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-focused insurance professionals.

Important milestone

Scott Steedman, director general at the BSI, commented: “The publication of the revised Code of Practice marks an important milestone in supporting a more consistent and proportionate approach towards assessing and managing fire risk in buildings. PAS 9980 provides a clear and evidence-based framework for assessing the fire risk of external walls, thereby helping to ensure that resources are focused where risk is greatest and supporting both safety and a more effective path to remediation.”

Steedman added: “Developed through a rigorous and consensus-based process involving experts from across the fire safety, housing, construction, insurance and Government sectors, PAS 9980 can help give residents greater reassurance, support better-informed decisions being taken by building owners and professionals and provide increased confidence for lenders, insurers and regulators.”

Building Safety Minister Baroness Blake responded: “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 the BSI’s publication of the updated PAS 9980, which supports a clear and consistent approach towards assessing fire safety risks and will help those responsible for carrying out this vitally important work across the built environment.”

Consensus-based development

PAS 9980:2026 was developed through the BSI’s consensus-based standards development process, bringing together regulators, technical experts, fire engineers, industry representatives, insurers, lenders and resident groups from across the UK.

The standard underwent public consultation, ensuring that stakeholder feedback was considered prior to publication. That collaborative approach ensures the guidance reflects a broad range of expertise, while supporting those responsible for assessing and managing building safety risks.

Stakeholders involved in the Steering Group process included representation from the Building Research Establishment, the Building Safety Regulator, the Construction Products Association, DCCH Experts LLP, Design Fire Consultants, End Our Cladding Scandal, the Expert Architect Studio, the Fire Industry Association, the Fire Protection Association, the Institution of Fire Engineers, the Ministry of Housing, Communities and Local Government, the National Fire Chiefs Council, the Northern Ireland Housing Executive, the Royal Institution of Chartered Surveyors, the Scottish Government, the Society of Façade Engineering, Tenos and the Welsh Government.

*Copies of the revised PAS 9980 are available to download from the BSI’s website