BSI confirms a revision of PAS 9980 is underway. Get ahead of the changes with this preview of the likely amendments, including new considerations for brick-slip systems and insulated render.. PAS 9980:2022 to be Updated: What to Expect from the Revision The British Standards Institution (BSI) has confirmed that PAS 9980:2022, the Publicly Available Specification for assessing the fire risk of external wall systems of existing blocks of flats, is set for a formal review and update. This revision, anticipated for late 2026, aims to incorporate valuable lessons learned from its initial four years of application and address identified guidance gaps. This development holds significant implications for Responsible Persons (RPs) and Accountable Persons (APs), fire engineers, and those involved in the assessment and remediation of external wall systems in residential buildings. This article delves into the probable focus areas of the update, offering insights into potential changes that will shape fire risk appraisals of external walls (FRAEW) in the coming years. The Context: Why a Revision Now? PAS 9980:2022, initially published in July 2021 and updated in 2022, was a direct response to the critical safety concerns highlighted by the Grenfell Tower tragedy. It provides a methodology for competent fire engineers to conduct a FRAEW, moving beyond the simplistic ‘EWS1 form’ approach. While instrumental in navigating complex external wall assessments, its implementation has exposed areas requiring refinement. The Building Safety Act 2022 (BSA 2022) has also placed heightened emphasis on the safety of higher risk buildings (HRBs), further underscoring the need for robust and clear guidance. The upcoming revision will seek to align PAS 9980 more closely with the evolving regulatory landscape, including the duties placed upon Accountable Persons under the BSA 2022 and the Fire Safety (England) Regulations 2022 (FS(E)R 2022). Key Areas of Focus: Brick Slip Systems and Insulated Render One of the most anticipated aspects of the PAS 9980 revision is expected to be enhanced guidance concerning brick slip systems and insulated render. The current iteration offers general principles, but the industry has called for more specific and nuanced direction, particularly regarding the fire performance of these widely used materials. Concerns have been raised around the detailing of interfaces, the combustibility of adhesives and insulation behind the slips, and the overall fire spread characteristics when these systems are exposed to a fire event. The revised PAS 9980 is likely to include more prescriptive guidance on acceptable solutions, testing methodologies, and assessment criteria for these specific external wall constructions, reflecting a deeper understanding of their behaviour in fire. Clarification on 'Relevant Buildings' and Scope While PAS 9980 primarily focuses on existing blocks of flats, there has been some ambiguity regarding its applicability to other building types or to specific scenarios within residential buildings. The revision may seek to clarify the definition of 'relevant buildings' and provide more explicit guidance on the scope of a FRAEW, particularly in relation to mixed use developments or buildings undergoing significant refurbishment. This clarification will help Responsible Persons and fire engineers determine when a PAS 9980 assessment is truly necessary and how it interoperates with other statutory requirements such as the Regulatory Reform (Fire Safety) Order 2005 (RRO 2005) and Approved Document B (ADB) of the Building Regulations. Integration with Other Standards and Regulations The fire safety landscape in the UK is complex, with numerous interdependent regulations and standards. The updated PAS 9980 is expected to improve its integration with other key documents. This could include clearer cross referencing to British Standards such as BS 9991 (Fire safety in the design, management and use of residential buildings) and BS 9999 (Code of practice for fire safety in the design, management and use of buildings). Furthermore, the revision may offer more explicit guidance on how a FRAEW informs the fire risk assessment required under the RRO 2005, and how its findings should be communicated to Accountable Persons under the BSA 2022 for inclusion in the Safety Case Report. Practical Implications for Responsible Persons and Accountable Persons For Responsible Persons (RPs) and Accountable Persons (APs) of existing blocks of flats, the updated PAS 9980 will necessitate a proactive approach. It is crucial to stay informed about the changes and understand their potential impact on existing FRAEW reports and any ongoing remediation plans. The revision may lead to: Re evaluation of existing FRAEW reports: Some older assessments might require updating to align with new guidance, particularly concerning brick slip and insulated render systems. Adjustments to remediation strategies: Approved solutions may nee