July brought new legislation, The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025, which will require Personal Emergency Evacuation Plans (PEEPs) for residents who may need assistance evacuating high-rise residential buildings across the UK. This long-awaited change follows recommendations from the Grenfell Tower Inquiry and aims to close a critical gap in fire safety, ensuring that vulnerable and disabled residents are identified, supported, and included in evacuation planning to improve their chances of safely escaping in the event of a fire.
This blog explores what the new legislation means, why it’s necessary, and how responsible persons can prepare.
Why Are PEEPs Being Mandated?
The drive to mandate PEEPs follows persistent concerns raised after the Grenfell Tower tragedy in 2017. Subsequent investigations and the Grenfell Tower Inquiry highlighted serious shortcomings in the protection and evacuation planning for vulnerable residents.
The new legislation will place a legal duty on responsible persons, such as building owners, landlords, and managing agents, to develop and maintain suitable evacuation plans for residents who need support, including those with mobility, cognitive, sensory, or mental health challenges.
What Does This Mean for Building Managers?
The Regulations make it a legal requirement from 6 April 2026 for the RP to use reasonable endeavours to identify their relevant residents, the responsible persons will be required to:
- The responsible person (typically the building owner or manager) must identify residents who need Residential PEEPs.
- A person-centred fire risk assessment – a conversation between the responsible person and the resident (if requested by the resident) – must be carried out to understand their specific risks and identify how their fire safety and evacuation can be improved.
- An emergency evacuation statement must be developed, setting out what the resident should do in the event of a fire, if agreed between the responsible person and the resident.
- Information must be provided to the Fire and Rescue Authority to support operational response and potential evacuation – but only if the resident explicitly agrees to that information being shared.
- There is an ongoing duty to review the person-centred fire risk assessment, emergency evacuation statement, and the building’s emergency evacuation plan as circumstances change.
This is not about paperwork; it’s about proactive planning that saves lives.
Fire Risk Assessments: Beyond the Tick Box
Far too often, fire risk assessments in residential buildings have been treated as routine compliance exercises. The upcoming changes make it clear: a thorough, site-specific assessment is now essential.
A PEEP cannot be effectively created without a real understanding of:
- The responsible person (typically the building owner or manager) identifies residents who need Residential PEEPs.
- A person-centred fire risk assessment – a conversation between the responsible person and the resident, if one is requested by the resident – to understand their particular risks and identify how their fire safety and evacuation can be improved.
- An emergency evacuation statement of what the resident should do in the event of a fire (if agreed between the responsible person and the resident).
- Information for the Fire and Rescue Authority to help inform any operational response and in case they need to undertake evacuation (but only if the resident explicitly agrees to that information being shared).
- An ongoing duty to review the person-centred fire risk assessment/emergency evacuation statement, and the building emergency evacuation plan.
Statutory fire risk assessments must now factor in individual evacuation needs, making the assessor’s role more critical than ever. According to the Home Office, only 38% of social landlords in a recent survey had clear processes for identifying residents who may need evacuation support – a figure that will need to improve rapidly ahead of the new rules.
For instance, a survey of 67 local authorities revealed that two-thirds did not provide Personal Emergency Evacuation Plans (PEEPs) in general needs housing, with 25 also lacking them in specialist housing. This indicates a substantial gap in the provision of evacuation support for residents who may require assistance during emergencies.
Additionally, a report by The Guardian in September 2024 described the implementation of evacuation plans for vulnerable residents in London as a “dangerous postcode lottery,” with significant inconsistencies across different councils.
How PB Safety Can Help You?
At PB Safety, we work closely with building owners and housing providers to deliver comprehensive fire safety strategies that are tailored, practical, and fully compliant with current and emerging legislation.
We can support your organisation by:
- Conducting detailed, person-focused fire risk assessments
- Assisting in the development of effective, legally compliant PEEPs
- Providing training for staff and residents
- Advising on evacuation equipment and procedures
As the legislation changes, preparation is key. Don’t wait to act; now is the time to assess your readiness and take meaningful steps towards a safer future for all residents.
Final Thoughts on The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025, and Inclusive Fire Safety in High-Rise Buildings
This marks a pivotal moment in fire safety for high-rise buildings. It recognises that one-size-fits-all approaches are no longer acceptable, and that inclusive safety planning must be a standard, not a luxury.
With the right support, the right systems, and the right mindset, we can create buildings that are truly safe for everyone who lives in them.
Contact PB Safety today to book a consultation or learn more about preparing for the PEEP legislation.