Significant changes to fire safety legislation are on the horizon. The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 will become legally enforceable on 6th April 2026, marking a major shift in how residential buildings manage emergency evacuations. Building owners and managers have just months to ensure compliance with these new requirements designed to protect vulnerable residents.
Important Notice: These regulations apply to residential buildings that are 18 metres or 7 storeys high, or buildings of 11 metres or higher that use simultaneous evacuation strategies. If you manage such a property, immediate action is required.
What’s Changing?
The new legislation introduces mandatory Personal Emergency Evacuation Plans (PEEPs) for residents who may require assistance during a fire emergency. This represents the most significant update to residential fire safety requirements in recent years, driven by lessons learned from past tragedies and a commitment to ensuring no one is left behind during an evacuation.
Under the new rules, the “Responsible Person”—typically the building owner or manager—must take proactive steps to identify and support vulnerable residents. This includes elderly individuals, people with mobility impairments, those with sensory disabilities, and anyone else who might face challenges during an emergency evacuation.
Key Requirements for Building Managers
The regulations impose specific duties on those responsible for residential buildings. Compliance is not optional, and failure to meet these standards could result in serious legal consequences. Building managers must now:
- Identify residents who may need evacuation assistance through surveys, consultations, and ongoing communication with tenants
- Complete person-centred fire risk assessments that consider individual needs and circumstances rather than applying generic solutions
- Develop and document individualized evacuation plans specifying exactly how each vulnerable resident will be safely evacuated
- Regularly review and update PEEPs as residents’ circumstances change or new tenants move in
- Train staff and emergency responders on the specific needs outlined in each plan
- Ensure emergency services have access to current evacuation plan information during incidents
Why This Matters Now
January 2026 is the ideal time for building managers to conduct comprehensive fire risk assessments. With the April deadline approaching rapidly, early preparation ensures compliance while avoiding the rush and potential oversights that come with last-minute implementation. Winter months also present unique fire safety challenges, including increased use of heating equipment and electrical appliances that can strain building systems.
Fire safety experts are already identifying common issues during early-year inspections: portable heaters placed too close to flammable materials, emergency exits blocked by storage, expired fire extinguishers overlooked during busy periods, and electrical systems overloaded by additional devices. Addressing these problems now, alongside the new PEEP requirements, creates a comprehensive approach to fire safety for 2026.
Creating Effective Evacuation Plans
A proper PEEP goes beyond simply noting that someone might need help. It must detail the specific assistance required, identify who will provide that assistance, outline the safest evacuation route for that individual, specify any equipment needed (such as evacuation chairs), and provide alternative plans if the primary route is blocked. Each plan should be created in consultation with the resident to ensure their specific needs and preferences are understood and respected.
Documentation is equally critical. Plans must be clearly written, easily accessible to staff and emergency responders, regularly tested through drills, and updated whenever circumstances change. Digital systems can help track and manage multiple PEEPs across large residential buildings, ensuring nothing falls through the cracks.
The Broader Context of Fire Safety Reform
These new regulations are part of wider government efforts to enhance building safety following the Grenfell Tower tragedy and subsequent inquiry recommendations. Additional changes to fire safety legislation are being phased in through 2025, 2026, and 2029, including updates to Approved Document B, new sprinkler requirements for care homes, and the withdrawal of outdated National Classes fire testing standards in favour of internationally recognized European standards.
The message is clear: fire safety is a continuously evolving priority, and building managers must stay informed and proactive. What was acceptable five years ago may no longer meet current standards, and regulations will continue to strengthen as new technologies and best practices emerge.
Take Action Today
With less than three months until the new regulations take effect, now is the time to act. Schedule a comprehensive fire risk assessment, review your resident database to identify those who may need assistance, consult with fire safety professionals familiar with the new requirements, develop training programs for your staff, and establish systems for maintaining and updating PEEPs on an ongoing basis.
Fire safety is not just about compliance—it’s about protecting lives. The new Personal Emergency Evacuation Plans regulations ensure that everyone, regardless of their physical abilities or circumstances, has a clear path to safety in an emergency. By embracing these changes now, building managers demonstrate their commitment to the wellbeing of every resident in their care.
