England is introducing a major new fire safety law to improve how people in residential buildings are protected and supported if a fire breaks out. The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 will come into force on 6th April 2026 and will impose legal duties on building owners/managers in specified residential buildings to plan for the safe evacuation of people who may struggle to escape without help, alongside building-wide evacuation plans.
Which buildings do they apply to?
The new Regulations will apply to residential buildings that have two or more domestic dwellings, and are:
- Over 18 metres tall, or,
- 7 storeys or more, or,
- Over 11 metres and have a simultaneous evacuation strategy.
What the Regulations Require
Once a building is in scope, the Regulations place several interlinked duties on the “Responsible Person” (typically the building owner or manager):
- Identifying relevant residents – The Responsible Person must use reasonable endeavours to identify people whose evacuation might be difficult. Participation is voluntary and requires the resident’s consent.
- Person-centred fire risk assessments – These are individual conversations and assessments offered to relevant residents to understand specific evacuation challenges and needs.
- Emergency evacuation statements – With the resident’s agreement, a clear written plan is produced spelling out what they should do in the event of a fire.
- Building emergency evacuation plans – Every building in scope must have a building-wide evacuation plan that complements individual plans and is regularly reviewed and shared with the local Fire and Rescue Authority.
- Optional sharing of information – With explicit consent, certain basic information about relevant residents (like flat and floor numbers and level of assistance needed) may be shared with the local fire service to inform operational response.
Who does this help?
The Regulations give statutory force to a process known as Residential Personal Emergency Evacuation Plans (Residential PEEPs) aimed at making fire safety planning more inclusive and tailored to individual needs. These duties implement recommendations from the Grenfell Tower Inquiry on evacuation planning and seek to ensure residents with mobility, sensory, or cognitive challenges are not overlooked in fire plans.
Looking Ahead
As April 2026 approaches, owners and managers of high-rise and higher-risk residential buildings must prepare now. They should check whether their buildings are in scope, engage with residents, and begin to set up processes to meet their legal obligations. Residents should also understand their rights under the Regulations, including the voluntary nature of participation and the protections for personal consent and data. If you require any fire safety services, Florian Fire Safety is here to help. We offer assistance with Fire Risk Assessments, PEEPs, and other types of fire safety requirements.