PAS 9980:2026: what's changed, and is your FRAEW still valid?

What PAS 9980 is

PAS 9980 is the British Standards Institution's code of practice for the fire risk appraisal of external wall construction and cladding of existing multi-storey, multi-occupied residential buildings – the assessment usually called an FRAEW. It gives fire engineers and other competent assessors a consistent, risk-based way to decide whether the external walls of a block of flats present a tolerable risk of fire spread, and if not, what should be done.

The first edition, PAS 9980:2022, replaced the government's Consolidated Advice Note and moved the industry away from "remove all combustible material" towards proportionate, building-specific decisions. PAS 9980:2026 keeps that approach but tightens how appraisals are carried out and reported.

The main changes in PAS 9980:2026

A screening step: does the building need an FRAEW at all?

The 2026 edition expressly deals with whether an FRAEW is needed. It sets out a method for judging when a building, or its external wall construction, is inherently low risk for external fire spread – so that a full appraisal would add nothing. For owners of lower-rise blocks with simple masonry walls, this should mean fewer unnecessary appraisals.

Four risk outcomes instead of three

Under the 2022 edition, appraisals ended with a high, medium or low risk rating, with assessors then judging whether a medium risk was tolerable. The 2026 edition uses four outcome bands – high, medium, tolerable and low – so the conclusion on tolerability is built into the rating itself. That should make reports easier to read for managing agents, lenders and residents.

Balconies split into two parts

Guidance on balconies is broadly similar, but it now separates fire performance of the materials from façade configuration risk – how the balconies are arranged and how fire could spread between them. The split draws on research commissioned by the Building Safety Regulator.

Clearer methodology, terminology and documentation

The revised code puts more emphasis on a structured methodology, common terminology, clear documentation and the competence expected of the people carrying out FRAEWs. Background material on legislation and historical standards has been removed so the document concentrates on the technical appraisal.

Is my FRAEW still valid?

Usually, yes. Commentary on the new edition confirms that its publication does not in itself invalidate reports prepared under PAS 9980:2022. A competent 2022-edition FRAEW remains a legitimate basis for decisions.

That doesn't mean an FRAEW lasts forever. Consider a new or updated appraisal if:

• The building has changed – remediation, new balconies, recladding or changes to the fire strategy
• New evidence has emerged – intrusive investigation, product information or defects found during works
• The report is weak – no named author, conclusions not backed by evidence, or generic recommendations (see our guide to FRAEW peer reviews)
• A lender, insurer or the regulator asks for an appraisal to the current edition
• Remediation is still being scoped and you want the cost decision made on the latest method

What the government's quality guidance adds

On the same day the new edition was published, the government issued guidance on recognising quality in an FRAEW report. It sets out 18 checks under four themes – understanding the assessment, competence and evidence, the risk assessment, and recommendations – plus red flags such as unnamed authors, roof plant included in the building height, and remediation out of proportion to the risk. It's written for building owners and managing agents, and it's a useful checklist before you rely on any FRAEW.

What to do now

1. Check what you hold. Note the edition, date, author and outcome of each FRAEW in your portfolio.
2. Commission new FRAEWs to PAS 9980:2026. Say so in the brief, and ask for the author's qualifications and any peer review.
3. Review older reports on a trigger, not by default. Use the list above rather than re-appraising every building.
4. Keep the FRAEW with the fire risk assessment. The FRA should reflect the FRAEW's findings and any interim measures.
5. Tie remediation to the risk. A tolerable outcome may need no work; a high outcome needs a clear, proportionate plan.

Questions to ask before commissioning an FRAEW

A short brief saves money and avoids a report you can't use. Ask prospective appraisers:

• Will the appraisal follow PAS 9980:2026, and will it give a clear outcome for each wall type?
• Who will carry it out and sign it? Ask for their qualifications and experience with buildings like yours.
• Will there be an independent internal review before the report is issued?
• Is intrusive investigation likely, how will it be scoped, and is it included in the fee?
• Will the executive summary be usable by a lender, stating clearly whether remedial works are needed?
• Do you, or a related company, carry out remediation work? If so, how is that conflict managed?

Our FRAEW service appraises blocks of flats to PAS 9980:2026, and we can peer review an existing report before you spend money on remediation.

Sources

• BSI – Revised PAS 9980 improves consistency in external wall fire appraisals (September 2026)
• Fenwick Elliott – the updated PAS 9980 guidance
• GOV.UK – Recognising quality in your FRAEW report

This guide is general information based on the law and guidance in England as at 8 November 2026. It isn't legal advice – for advice on a specific building, get in touch.