Fire safety is something no business or building owner can afford to take lightly. The consequences of overlooking risks are too great—not only for compliance, but for the safety of lives and property.
One of the most important tools to ensure buildings are safe is the PAS 9980 Fire Risk Assessment. This framework is becoming a standard in the UK for assessing external wall systems and understanding fire risks in a structured way.
The Construction Consultants know that navigating compliance can feel overwhelming, especially for small and growing businesses.
PAS 9980 helps bring clarity to a complex subject, providing property owners, managers, and duty holders with a clear path to keeping people safe and meeting their legal obligations.
What Is a PAS 9980 Fire Risk Assessment?
PAS 9980 Fire Risk Assessments are a structured way of checking the fire risks linked to a building’s external wall system. The standard was published by the British Standards Institution (BSI) in 2022, following concerns raised after the Grenfell Tower tragedy.
According to the UK Government, PAS 9980 gives clear guidance for professionals on how to carry out a fire risk appraisal of external walls. This ensures decisions are made consistently, reducing unnecessary costs for building owners while keeping safety as the top priority.
Key Features of PAS 9980:
- Provides a step-by-step framework for assessing external walls.
- Uses a consistent risk-based approach rather than a one-size-fits-all method.
- Focuses on proportionate risk management, not just blanket remediation.
- Helps responsible persons comply with fire safety law under the Fire Safety Act 2021.
In simple terms, PAS 9980 is there to help make better, safer, and fairer decisions about fire risk.
Why Was PAS 9980 Introduced?
The introduction of PAS 9980 was driven by the urgent need for clarity in fire safety, especially regarding cladding and external walls. After Grenfell, many building owners faced huge uncertainty about what counted as “safe” or “unsafe.” Some were told they needed costly remediation even when the actual risk was low.
The Royal Institution of Chartered Surveyors (RICS) notes that PAS 9980 was designed to bring consistency across the industry. Instead of overreacting with unnecessary building works, PAS 9980 allows fire engineers and assessors to make proportionate, evidence-based decisions.
The main aims of PAS 9980:
- Clarity – reduce confusion about what is safe.
- Fairness – stop leaseholders facing unnecessary costs.
- Safety – make sure real risks are tackled properly.
How Does a PAS 9980 Fire Risk Assessment Work?
A PAS 9980 assessment follows a clear and structured process. The assessor looks at how likely fire is to spread on the outside of the building and how severe the impact would be.
The process usually involves:
- Collecting building information – age, design, and materials used.
- Inspecting external walls – checking cladding, insulation, fixings, and other materials.
- Analysing fire behaviour – how fire could spread, and how quickly.
- Rating the risk – low, medium, or high.
- Suggesting proportionate actions – from simple management steps to more significant remediation if needed.
According to the Institution of Fire Engineers (IFE), this risk-based approach ensures that work is only recommended where it is really necessary.
This saves building owners from spending money unnecessarily while keeping people safe.
Who Needs a PAS 9980 Fire Risk Assessment?
Not every building in the UK will need a PAS 9980 assessment. It is specifically designed for buildings where the external wall system could affect fire safety.
Common cases include:
- High-rise residential blocks with cladding or external wall systems.
- Student accommodation with external wall insulation.
- Mixed-use buildings with residential units above commercial spaces.
- Any building where the responsible person has concerns about external walls.
According to Government guidance, PAS 9980 should be used when a fire risk appraisal of external walls (FRAEW) is needed under the Fire Safety Act 2021.
If you’re unsure, an initial conversation with The Construction Consultants can help determine if your building needs one.
What Does PAS 9980 Mean for Small Businesses?
For small businesses, PAS 9980 is about more than ticking a compliance box. It can directly affect:
- Staff safety – ensuring employees are working in a safe environment.
- Business continuity – reducing risks that could close the business.
- Legal compliance – avoiding fines or enforcement action.
- Property value – buildings with clear fire safety records are more attractive to investors.
The Health and Safety Executive (HSE) stresses that fire safety is a legal duty for employers under the Regulatory Reform (Fire Safety) Order 2005. PAS 9980 supports compliance with these requirements.
For growing companies, outsourcing fire safety expertise through The Construction Consultants can be a cost-effective way to meet these obligations without the stress of managing it alone.
How Often Should PAS 9980 Fire Risk Assessments Be Carried Out?
PAS 9980 is not a one-time exercise. Risks can change as buildings age, materials degrade, or modifications are made.
Based on guidance from the Fire Industry Association (FIA), reviews should take place:
- Whenever significant changes are made to the building.
- If new information about risks becomes available.
- After a fire safety incident or near miss.
- At regular intervals, usually aligned with the overall fire risk assessment review cycle.
Keeping assessments up to date ensures ongoing safety and compliance.
What Are the Benefits of PAS 9980 for Building Owners?
PAS 9980 brings several practical benefits to owners and duty holders.
- Consistency – clear standards across the industry.
- Cost savings – avoids unnecessary remediation.
- Legal confidence – helps meet obligations under fire safety law.
- Trust – reassures tenants, staff, and investors.
According to a study from Inside Housing, many leaseholders have already seen significant relief where PAS 9980 assessments found lower risks than first assumed. This shows its real-world impact on reducing unnecessary financial burdens.
Challenges of PAS 9980 Fire Risk Assessments
Like any standard, PAS 9980 comes with challenges. For small businesses and property owners, the most common difficulties include:
- Access to qualified assessors – demand is high, and not all assessors are trained in PAS 9980.
- Costs – while it saves money long term, the upfront cost of an assessment can feel heavy.
- Understanding reports – the technical language in fire risk assessments can be hard to follow.
This is why many businesses turn to The Construction Consultants, who can help break down the process, explain results, and create a clear action plan.
How Can Businesses Prepare for PAS 9980 Assessments?
Preparation can make the process smoother and more cost-effective.
Steps to prepare:
- Gather building documents – plans, specifications, and maintenance records.
- Carry out pre-checks – review any past fire risk assessments.
- Engage early with assessors – discuss concerns before the formal assessment.
- Inform tenants or staff – make sure people know what’s happening.
A proactive approach reduces delays and builds trust between owners, tenants, and assessors.
Why Small Businesses Shouldn’t Ignore PAS 9980
Some small business owners think PAS 9980 is only relevant to large corporations or housing associations. But that’s not the case.
If your business operates in a building covered by fire safety laws, the responsibility applies to you, too. The Fire Safety England guidance makes it clear: every responsible person, regardless of company size, has a duty to manage fire risks.
Failing to act could result in fines, enforcement action, or even worse, endangering lives. Small business owners turn to The Construction Consultants to ensure they are meeting these requirements without unnecessary stress.
How The Construction Consultants Can Help
At The Construction Consultants, we understand that fire safety is just one part of the bigger compliance picture for property owners and businesses.
We help clients navigate their responsibilities with confidence.
We work with trusted fire safety professionals, ensuring our clients get the right advice and support when they need it most. Our approach is simple: keep it clear, keep it proportionate, and keep it focused on protecting people and businesses.
Final Thoughts: Taking Fire Safety Seriously
Fire safety isn’t something to push aside for another day. With standards like PAS 9980 Fire Risk Assessments, businesses now have a clear path to assessing risks, protecting people, and making informed decisions.
The hidden benefit is peace of mind, knowing you’re meeting your legal duties, avoiding unnecessary costs, and most importantly, keeping people safe.
If you’re running a small or growing business and want practical help with fire safety, The Construction Consultants is here to support you.