Pas 9980 Surveys

PAS 9980 external wall surveys and intrusive investigations to provide the evidence required for Fire Risk Appraisals of External Walls (FRAEW), delivered across the UK by experienced survey professionals.

External Wall Investigation – Detailed investigation of cladding, insulation, cavities, cavity barriers and other external wall components
Targeted Opening-Up – Representative intrusive investigations where the existing construction cannot be established from available information
FRAEW Evidence – Clear photographic and construction evidence for the fire engineer undertaking the PAS 9980 assessment

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PAS 9980 External Wall Surveys

PAS 9980 provides the methodology for undertaking a Fire Risk Appraisal of External Walls (FRAEW). Where the construction of an external wall can’t be established reliably from drawings, specifications, previous surveys or visual inspection, further investigation is required.

Our PAS 9980 survey service establishes the actual external wall construction and provides documented evidence for the fire engineer undertaking the FRAEW. The investigation and the assessment are two distinct roles — we carry out the former; an independent, accredited fire engineer carries out the latter.

External Wall Investigation

We investigate the construction of external wall systems, including cladding, insulation, sheathing, membranes, cavities, cavity barriers, fixings and relevant interfaces.

Targeted Opening-Up

Where concealed construction can’t be confirmed from existing information, representative areas are opened up to establish the wall build-up and obtain physical evidence.

Evidence for FRAEW

Survey findings are recorded through photographs, construction records and detailed observations, giving the fire engineer clear evidence of the external wall construction to complete the FRAEW.

What Does a PAS 9980 Survey Investigate?

Cladding and External Finishes

We identify and record the cladding or external finish and its relationship with the underlying wall construction.

Insulation

We establish the type, thickness and fixing method of any insulation present within the wall build-up, since this materially affects the fire engineer’s risk assessment.

Cavities and Cavity Barriers

We investigate cavity depth and construction, and confirm whether cavity barriers are present, correctly positioned and installed to an appropriate standard at compartment lines, floor levels and around openings.

Membranes and Sheathing

We record any membranes, sheathing boards or backing materials within the wall build-up, and their contribution to the overall fire performance of the system.

Fixings and Fittings

We examine how the external wall system is fixed to the structure, including brackets, rails and other components that penetrate through cavities and insulation layers.

Interfaces and Junctions

We pay particular attention to junctions — window and door reveals, balconies, roof-to-wall abutments and compartment lines — since these are common locations for gaps in fire-stopping that a general inspection can miss.

EWS1 Surveys: Complete End-to-End Service

We manage every stage of the EWS1 process — so you don’t have to deal with multiple contractors or third parties.

Desktop Review – We assess your building’s height, cladding, wall construction, and any available drawings to confirm whether a straightforward EWS1 applies or a full FRAEW is required
Access & Permits – A site visit to assess access requirements, followed by arranging any permits needed with local authorities or building management
Equipment Hire – We source and coordinate scaffold, MEWPs, or other access equipment, timed around the survey to avoid delays
Opening-Up Works – Intrusive investigation of the wall build-up — insulation, cavities, and fire breaks — carried out in line with PAS 9980:2022 methodology
EWS1 Sign-Off – Your certificate is reviewed and signed off by our accredited, partnered fire engineers, ready for lenders and other stakeholders
Recommendations & Next Steps – A clear report with risk ratings and, where needed, practical advice on remediation or further action

Trusted EWS1 Survey Assessments

We support a diverse client base, including major developers, housing providers, and consulting firms. We deliver a consistent, compliant, and well-coordinated process that aligns with broader building safety and regulatory goals.

Where Building Safety Fund (BSF) or Cladding Safety Scheme (CSS) funding is required, our reports are produced to Homes England standards, ensuring full acceptance and avoiding the costly delays and repeat surveys that can arise from non-compliant documentation.

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What Did PAS 9980 Actually Change?

Before PAS 9980 was published, there was no single agreed methodology for assessing external wall fire risk — assessments varied between fire engineers, and the safest default was often to treat any combustible material as grounds for remediation, regardless of how much was present or how well it was managed by other fire safety measures. That contributed to widespread, sometimes unnecessary and expensive recladding on buildings where the actual risk didn’t warrant it.

PAS 9980 gave fire engineers a structured, risk-based framework instead — weighing factors like the extent and location of combustible material, the standard of compartmentation and cavity barriers, the building’s height and layout, and its evacuation strategy, to reach a proportionate conclusion. Good survey evidence is what makes that framework actually work in practice — a fire engineer can only assess what’s been properly documented.

PAS 9980 Surveys and FRAEW

A PAS 9980 survey is the investigation and evidence-gathering stage; a FRAEW is the fire engineer’s assessment and report based on the available evidence.

They are related but distinct stages of the process.

We investigate the external wall construction, carry out targeted opening-up where required and provide the photographic and construction evidence. An independent, accredited fire engineer then uses that evidence, together with the other information available for the building, to undertake the FRAEW assessment.

See our FRAEW Surveys guide for what happens once the evidence is handed over, or our EWS1 Certificate guide for how this all eventually feeds into a certificate.

PAS 9980 FAQs

Is a PAS 9980 survey the same as a FRAEW?

No. PAS 9980 is the methodology used to assess the fire risk associated with an external wall system. A survey or investigation may be undertaken to gather the construction information and physical evidence required for that assessment. The FRAEW is the completed fire risk appraisal of the external wall, produced by a suitably competent fire professional using the available evidence. The terms are sometimes used loosely to describe the same overall process, but they are not technically the same thing.

Who carries out the FRAEW assessment itself?

The FRAEW assessment is carried out by a suitably competent fire engineer or other appropriately qualified fire professional with relevant experience. They assess the external wall construction and fire risk using the available information and evidence, including findings from any survey or opening-up investigation. Where an EWS1 form is required, it is completed and signed by the appropriate qualified professional.

Is PAS 9980 a legal requirement?

No. PAS 9980 is a recognised industry standard and methodology, not legislation in itself. It provides a structured methodology for assessing the fire risk associated with external wall construction and is widely used for FRAEWs on relevant residential buildings. Individual lenders, insurers, building owners and funding bodies may have their own requirements regarding the assessment and evidence they will accept.

How much does a PAS 9980 survey cost?

The cost varies according to the building’s height, construction, external wall systems, accessibility and the extent of investigation required. Because the scope can vary significantly between buildings, a PAS 9980-based investigation is normally priced on a project-specific basis. See our EWS1 Survey Cost guide for an indication of how building size and complexity can affect costs.