From Monday 6 April 2026, new regulations will come into force introducing specific duties on Responsible Persons (including building owners, managing agents, management companies, or any individual or organisation with control over the building or its common parts).
These duties require Responsible Persons to plan for the evacuation of relevant residents, for whom the domestic premises is their only or principal residence, who may have difficulty self-evacuating and, where the resident has given explicit consent, to share prescribed information with the Fire and Rescue Service to support operational response.
The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 introduce new duties relating to residential evacuation planning (often referred to in guidance as Residential Personal Emergency Evacuation Plans (RPEEPs)). These duties apply to certain residential buildings in England and place clear responsibilities on the Responsible Person.
Government guidance, linked below, has been published to support implementation.
What are Residential PEEPs?
Residential PEEPs are intended to support residents whose ability to evacuate independently may be compromised due to:
- Physical mobility issues
- Sensory impairments, such as sight or hearing loss
- Cognitive conditions or other disabilities
The regulations are designed to ensure that these residents are properly considered within fire risk management arrangements, and that the Fire and Rescue Service has access to the prescribed information required by the Regulations to support operational response, where the resident consents.
Which buildings are in scope?
The Regulations apply to residential buildings in England that contain two or more domestic premises and meet either of the following criteria:
- Buildings that are 18 metres or more in height, or seven or more storeys,
- Buildings that are more than 11 metres in height and operate a simultaneous evacuation strategy
What must the Responsible Person do?
Where a building is in scope, the Responsible Person must take the following steps where required by the Regulations and, in each case, only where the resident has given explicit consent:
- Use reasonable endeavours to identify residents who may not be able to evacuate unaided, based on information that is known or made available to them.
- Offer and, where the resident accepts the offer, ensure a Person-Centred Fire Risk Assessment (PCFRA) is undertaken. This is typically a structured discussion between the Responsible Person and the resident; there is no requirement for a medical specialist to carry out the assessment
- Prepare an Emergency Evacuation Statement setting out what the resident should do in the event of a fire
- Provide the resident with a copy of their Emergency Evacuation Statement.
- Provide information to the Fire and Rescue Service about:
- The resident’s flat and floor number
- Whether an evacuation statement is in place
- The level of assistance that may be required
- Keep this information under review, no later than 12 months after it is first recorded and at least every 12 months thereafter, or sooner if circumstances change or at the resident’s reasonable request.
Ensure this information is available as a hard copy in the building’s secure information box. If a secure information box is not installed, then the RP must install and maintain a one for this purpose. Fact sheet: Secure information box (regulation 4) – GOV.UK
Costs
Where a measure is considered reasonable and proportionate only on the basis that the resident meets the cost, and the resident chooses not to do so, the Responsible Person is not required to implement that measure.
Disputes
There is no expectation that a local Fire and Rescue Authority will arbitrate or intervene in disputes between a Responsible Person and a resident arising from the Residential PEEPs process.
For residents in buildings 18 metres or more in height (which are also subject to the higher-risk building regime), concerns or complaints may be raised with the building’s Accountable Person and, where unresolved, escalated to the Building Safety Regulator through the Resident’s Voice complaints process.
For residents in buildings over 11 metres in height operating a simultaneous evacuation strategy, disputes should be pursued through appropriate alternative routes, such as the landlord’s complaints procedure, a relevant housing ombudsman scheme, or the local housing authority, as applicable.
Consent and data protection
All elements of the Residential PEEPs process are subject to the resident’s explicit consent. Information must be handled in line with UK GDPR and the Data Protection Act 2018 and used only for fire safety and operational purposes in accordance with the Regulations and statutory guidance. A resident, or their representative, can withdraw consent at any time.
Building Emergency Evacuation Plans
In addition to individual RPEEPs, Responsible Persons for buildings in scope must also:
- Prepare a building-level Emergency Evacuation Plan
- Share this plan with their local Fire and Rescue Authority
- Place a copy in the Secure Information Box, where one is required
- Review the plan at least every 12 months, or sooner if changes occur
Who is the Responsible Person?
The Responsible Person may include:
- Building owner
- Managing agent
- Management company
- Any individual or organisation with control over the building or its common parts
They are legally responsible for managing fire safety under the Regulatory Reform (Fire Safety) Order 2005 and associated legislation.
Check your fire safety responsibilities under the Fire Safety (England) Regulations 2022 (accessible) – GOV.UK
A guide for persons with duties under fire safety legislation Fire-safety-legislation-guidance-for-those-with-legal-duties
Government guidance and support
Statutory guidance has been published by the Ministry of Housing, Communities and Local Government to support Responsible Persons in understanding and meeting their duties.
This includes:
If you are responsible for a residential building and believe these Regulations may apply to you, you should first review the Government guidance and supporting materials listed above. These documents set out the legal duties, consent requirements, and practical expectations placed on Responsible Persons.
After reviewing the Government guidance, if you require further clarification specific to your premises, you may contact Buckinghamshire Fire & Rescue Service via our Contact Us page. Responsible Persons should ensure they have reviewed their arrangements and are preparing for compliance ahead of Monday 6 April 2026.