RESIDENTIAL PEEPS

The rules changed.
Most buildings aren't ready.

New regulations came into force in April 2026 covering how certain buildings plan to evacuate residents who cannot get out on their own. Here is what they require, who they apply to, and what they do not mean, in plain English.

What actually came in

THE LAW

The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 came into force on 6 April 2026. They introduce a process called Residential PEEPs and place new duties on the Responsible Person for certain residential buildings.

The aim is straightforward. Make sure residents who would struggle to evacuate on their own are identified, considered and supported, rather than left out of the plan. The rules answer the last three outstanding recommendations of the Grenfell Tower Inquiry.

Does this land on your building?

SCOPE

The rules apply to buildings in England with two or more domestic premises that also meet a height threshold.

They cover buildings 18 metres or more above ground level, or with at least seven storeys.

They also cover buildings over 11 metres above ground level where a simultaneous evacuation strategy is in place, meaning everyone leaves when the alarm sounds.

If your building meets either, it is in scope. The duties sit with the Responsible Person under the Fire Safety Order, usually the building owner, landlord or managing agent.

Seven things you now have to do

YOUR DUTIES

1

Identify relevant residents

Use reasonable endeavours to find those whose ability to evacuate without help is affected by a physical or cognitive impairment or condition.

2

Offer a PCFRA

Offer each of them a person-centred fire risk assessment, and carry one out for anyone who asks. Taking part is the resident's choice.

3

Put measures in place

Take reasonable and proportionate steps that meaningfully reduce the risk for that resident.

4

Agree an evacuation statement

Where an approach is agreed, record it in a written emergency evacuation statement and give the resident a copy.

5

Prepare a building plan

Produce a building emergency evacuation plan for the whole premises and share it with the fire and rescue service.

6

Store it, share only with consent

Keep key information in a Secure Information Box on site. Share minimal prescribed information with the fire service only with explicit consent.

7

Review every 12 months

Review the assessment, statement and building plan at least yearly, or sooner if things change.

What everyone gets wrong

COMMON MISCONCEPTIONS

It's a full workplace PEEP

In reality, a residential assessment and agreed statement is not the workplace model where staff carry people out ahead of the fire service. That model was deliberately not adopted for homes.

You send RPEEPs to the fire service

In reality, the plans stay on site in the Secure Information Box. Only minimal information is shared, and only with the resident's consent.

It only affects high-rises

In reality, buildings over 11 metres on a simultaneous evacuation strategy are in scope too, not just those at 18 metres or seven storeys.

If residents opt out, the duty goes away

In reality, a resident can decline, but the duty to identify, offer and plan is not optional, and enforcing authorities can act.

Because these duties concern disabled residents, the Equality Act 2010 also applies to how you gather information, make reasonable adjustments and decide who pays. Worth getting right from the start.