From 6 April 2026, a major shift in UK fire safety law will come into force: Residential Personal Emergency Evacuation Plans (PEEPs) will become a legal requirement in certain residential buildings across England. (GOV.UK)
For property managers, landlords, and managing agents, this is not just another compliance exercise—it’s a fundamental change in how resident safety is managed, particularly for vulnerable occupants.
This guide breaks down exactly what you must do before the deadline.
Why Residential PEEPs Are Being Introduced
The new regulations stem from recommendations made following the Grenfell Tower fire, which exposed critical gaps in evacuation planning for residents unable to self-evacuate. (House of Commons Library)
The goal is simple:
➡️ Ensure residents who need assistance can evacuate safely in a fire
➡️ Provide fire services with the information they need to respond effectively
Which Buildings Are Affected?
The regulations apply to residential buildings in England that meet one of the following criteria:
· 18 metres or higher or 7+ storeys
· Over 11 metres with a simultaneous evacuation strategy (GOV.UK)
If you manage blocks of flats, build-to-rent schemes, or high-rise residential buildings, there is a strong chance your portfolio falls within scope.
Who Needs a Residential PEEP?
A Residential PEEP is required for any “relevant resident”—someone who:
· Lives in the building as their main home
· Would struggle to evacuate independently in an emergency (London Fire Brigade)
This may include residents with:
· Mobility impairments
· Visual or hearing impairments
· Cognitive conditions
· Health conditions affecting stamina or awareness (UK Fire Consultants)
Key Duties for Property Managers
Under the Fire Safety (Residential Evacuation Plans) (England) Regulations 2025, the “Responsible Person” (often the managing agent or landlord) must take several critical steps:
1. Identify Residents Who May Need Assistance
You must take reasonable steps to identify vulnerable residents. This includes:
· Communicating clearly with all occupants
· Providing simple ways for residents to request support
· Encouraging disclosure in a supportive, non-intrusive way (London Fire Brigade)
2. Conduct Person-Centred Fire Risk Assessments (PCFRAs)
Each identified resident must be offered a person-centred assessment to evaluate:
· Their specific evacuation challenges
· The risks they face
· Practical measures to improve safety (National Housing Federation)
3. Create Individual Emergency Evacuation Plans
For each consenting resident, you must produce a written evacuation statement that includes:
· Evacuation method and route
· Required assistance or equipment
· Refuge areas (if applicable) (hwfire.org.uk)
These plans must be tailored, practical, and clearly documented.
4. Share Information with Fire and Rescue Services
With the resident’s consent, you must:
· Share key evacuation information with the Fire & Rescue Service
· Store it in a secure information box accessible during emergencies (hwfire.org.uk)
This ensures emergency responders know who needs help and where they are located.
5. Maintain and Review Plans Regularly
PEEPs are not static documents. You must:
· Review them at least annually
· Update them when a resident’s circumstances change (hwfire.org.uk)
An ongoing cycle of review is a legal expectation. (GOV.UK)
6. Develop a Building-Level Evacuation Strategy
In addition to individual PEEPs, you must also ensure:
· A clear building-wide evacuation plan is in place
· It aligns with the needs of vulnerable residents (GOV.UK)
What Happens If a Resident Refuses?
Consent is critical.
If a resident chooses not to participate:
· You cannot force them
· You should record all efforts made to engage them
· Continue providing general fire safety information (UK Fire Consultants)
Documentation will be key to demonstrating compliance.
Risks of Non-Compliance
Failure to comply may result in:
· Enforcement action by Fire and Rescue Authorities
· Fines or prohibition notices
· Increased liability in the event of an incident (Pennington Info)
Beyond legal risk, the reputational impact can be severe.
Practical Steps to Take Now
With April 2026 fast approaching, property managers should act immediately:
· Audit your portfolio to identify in-scope buildings
· Update fire safety policies to include PEEPs and PCFRAs
· Train staff on resident engagement and assessments
· Establish secure systems for storing sensitive data
· Engage early with your local Fire and Rescue Service (Pennington Info)
Final Thoughts
Residential PEEPs represent a significant cultural shift in fire safety—from a “stay put” philosophy to a more inclusive, person-centred approach.
For property managers, compliance is only the starting point. Done properly, PEEPs can:
· Save lives
· Improve resident trust
· Demonstrate proactive, responsible management
April 2026 is not far away. The organisations that prepare now will not only meet their legal duties—but lead the way in safer residential living.