The British Standards Institution (BSI) has published a revised version of PAS 9980, the Code of Practice for the fire risk appraisal of external wall construction and cladding of existing blocks of flats. The document introduces an updated risk-based methodology designed to support more consistent and proportionate assessments across the built environment.

PAS 9980:2026 provides guidance for competent building professionals carrying out fire risk appraisals of external walls. It is designed to help assess the likelihood of fire spread through external wall systems and determine whether risk reduction measures are required.

The findings of these specialist assessments are intended to inform a building’s wider fire risk assessment and support evidence-based decision-making.

First published in 2022, PAS 9980 has been updated at a time when many residential buildings across the UK require assessment of their external wall systems, following concerns that some were not designed or constructed to adequately resist the spread of fire.

The revised 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.

Rather than providing a simple compliance assessment, PAS 9980:2026 takes a holistic, risk-based approach that considers the overall level of risk presented by a building in its current form. It combines quantitative and qualitative assessment techniques, recognising that the evidence, testing data and technical information available can vary significantly between buildings and construction systems.

Professional judgement therefore remains a central part of every fire risk appraisal of 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 also underwent public consultation, allowing stakeholder feedback to be considered before publication. This collaborative approach helps ensure the guidance reflects a broad range of expertise and supports those responsible for assessing and managing building safety risks.

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

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