Fire Risk Assessments, PAS 9980 and EWS1: Understanding Your Building Safety Obligations

Building safety has become an increasingly important consideration for Freeholders, Resident Management Companies (RMCs), Right to Manage (RTM) Companies and Managing Agents.

Following the Grenfell Tower tragedy and the introduction of the Building Safety Act 2022, many property owners and directors have found themselves navigating a range of new fire safety requirements and technical assessments.

Terms such as Fire Risk Assessment, EWS1 and PAS 9980 are frequently used, but they serve very different purposes.

Understanding the difference is essential to ensuring your building remains safe, compliant and properly managed.

What Is a Fire Risk Assessment (FRA)?

A Fire Risk Assessment is a legal requirement under the Regulatory Reform (Fire Safety) Order 2005.

The purpose of an FRA is to identify fire hazards, assess risks and recommend measures to protect occupants and visitors.

The assessment should be carried out by a competent person and reviewed periodically, particularly where:

• Significant alterations are made to the building
• Occupancy changes occur
• A fire incident has taken place
• Previous recommendations have not been completed
• The building's risk profile changes

What Is a Type 1 Fire Risk Assessment?

A Type 1 Fire Risk Assessment is the most common assessment carried out in residential blocks.

A Type 1 FRA is a non-destructive inspection of:

• Communal areas
• Escape routes
• Stairwells
• Electrical cupboards
• Plant rooms
• Fire doors (where accessible)
• Fire alarm systems
• Emergency lighting
• Fire safety signage

The assessment does not normally involve opening up walls, ceilings or structural elements.

For many residential developments, a Type 1 FRA forms the foundation of the building's fire safety management strategy.

Are There Other Types of Fire Risk Assessment?

Yes.

The recognised FRA types include:

Type 1 – Common Parts Only (Non-Destructive)

Inspection of communal areas without destructive investigation.

Type 2 – Common Parts Only (Destructive)

Includes limited opening up of construction elements where required.

Type 3 – Common Parts and Sample Flats (Non-Destructive)

Includes communal areas and selected flat entrance doors.

Type 4 – Common Parts and Sample Flats (Destructive)

Includes intrusive investigation of communal areas and selected flats.

The appropriate assessment type will depend on the building, its construction and the recommendations of a competent assessor.

What Is an EWS1 Assessment?

An EWS1 (External Wall System) assessment is not a Fire Risk Assessment.

The EWS1 process was introduced by the lending industry to assist mortgage lenders in assessing the fire risk associated with external wall systems.

An EWS1 assessment typically considers:

• Cladding systems
• Insulation materials
• Balconies
• External wall construction
• Fire spread risks
• 
  

Importantly:

An EWS1 Is Not Legally Required For Every Building

Whether an EWS1 is required often depends on:

• The building's height
• Construction type
• External wall materials
• Lender requirements

Many buildings do not require an EWS1 assessment.

What Is PAS 9980?

PAS 9980 is a methodology used by competent professionals to assess fire risk associated with external wall construction.

It provides a structured approach to evaluating:

• Cladding
• Insulation systems
• Balconies
• Cavity barriers
• Fire stopping
• External wall materials

PAS 9980 assessments are often undertaken where concerns exist regarding external wall fire performance.

The outcome may help determine whether remediation works are necessary.

PAS 9980 vs EWS1

These terms are frequently confused.

PAS 9980

A detailed fire risk appraisal methodology for external wall construction.

EWS1

A lender-focused form completed following assessment by a suitably qualified professional.

In practice, a PAS 9980 assessment may be used to inform an EWS1 outcome.

However, they are not the same document.

What About Fire Door Inspections?

Fire door inspections are separate from both Fire Risk Assessments and EWS1 assessments.

They focus specifically on:

• Flat entrance doors
• Communal fire doors
• Smoke seals
• Self-closers
• Door condition and compliance

Fire door inspections form an important part of a building's ongoing fire safety management.

What Should Directors Be Doing?

Directors are not expected to become fire safety specialists.

However, they should ensure that:

• A suitable Fire Risk Assessment is in place
• Recommendations are reviewed and acted upon
• Fire door inspections are undertaken where required
• Building safety records are maintained
• Appropriate professional advice is obtained when needed

Understanding which assessment is required and when can help avoid unnecessary expenditure whilst ensuring legal obligations are met.

How Archery Estates Can Help

At Archery Estates, we regularly coordinate:

• Type 1 Fire Risk Assessments
• Fire door inspection programmes
• Building safety reviews
• PAS 9980 assessments
• EWS1 investigations
• Remedial works programmes
• Resident communications
• Compliance monitoring

We work closely with Freeholders, RTM Companies and Resident Management Companies to help navigate increasingly complex building safety requirements.

Need Advice?

If you are unsure whether your building requires a Fire Risk Assessment, PAS 9980 assessment, EWS1 review or fire door inspection, contact Archery Estates for practical guidance and support.