From 6 April 2026, new duties under the Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 will come into force, strengthening how vulnerable residents are supported in higher-risk residential buildings.
These changes directly affect building owners, landlords, and residential managers, many of whom will act as the Responsible Person. They must understand the new requirements and ensure suitable evacuation arrangements are in place for residents who may need assistance.
What Buildings Are Affected?
The regulations apply to:
- Residential buildings over 18 metres or 7 storeys, or
- Buildings over 11 metres where a simultaneous evacuation strategy is in place
This captures a wide range of multi-occupied residential buildings, not just high-rise towers.
A Shift Towards Resident-Focused Fire Safety
The new requirements introduce Residential Personal Emergency Evacuation Plans (RPEEPs), supported by Person-Centred Fire Risk Assessments (PCFRAs).
Responsible Persons must now:
- Identify residents who may struggle to evacuate independently, including those with mobility, sensory, or cognitive impairments
- Offer a person-centred fire risk assessment, with the resident’s consent
- Agree on an emergency evacuation statement, where the resident chooses to participate
- Develop and maintain a building-wide emergency evacuation plan
This approach places greater emphasis on understanding individual needs within the wider fire safety strategy.
What Is a Person-Centred Fire Risk Assessment?
A Person-Centred Fire Risk Assessment (PCFRA) focuses on the individual rather than the building alone. It assesses how a person’s circumstances affect both fire risk and their ability to escape safely.
This includes:
- A conversation-based assessment between the Responsible Person and the resident
- Consideration of health, mobility, and day-to-day living conditions
- Review of fire detection and protection measures within the flat
- Identification of practical adjustments, such as improved alarms or equipment suited to mobility needs
A PCFRA does not create an evacuation plan. It identifies risks and control measures that inform next steps.
As outlined in PB Fire Safety’s technical guidance, these assessments are not a one-off exercise and must be reviewed regularly, particularly where a resident’s condition or the building environment changes.
Responsible Persons must actively identify residents who may need support, ensure assessments are carried out where required, and keep clear records throughout. This also includes agreeing on appropriate measures, maintaining evacuation arrangements, and managing how information is shared in line with data protection requirements.
Given the complexities and additional requirements of this updated legislation, many Responsible Persons will require support to manage this effectively. We understand it’s not always straightforward! PB Fire Safety can assist with implementing a compliant and practical approach.
RPEEPs vs PEEPs: What’s Changed?
This builds on our earlier blog on PEEPs, which outlined the proposed requirements and what they would mean for high-rise residential buildings before the legislation was finalised.
Rather than enforcing a one-size-fits-all evacuation plan, the legislation:
- Requires engagement with residents
- Allows residents to opt in to an evacuation statement
- Focuses on practical and proportionate measures
The updated legislation and guidance also reflect lessons learned from the Grenfell Tower Inquiry, where gaps in evacuation support for vulnerable residents were clearly identified.
Responsibilities of the Responsible Person in Fire Safety
So, what does this actually mean for the Responsible Person?
In short, the duties of Responsible Persons are expanding. This goes beyond a standard fire risk assessment and written evacuation plan. Responsible Persons are now expected to take a more active role in understanding who needs support and how that support is managed.
This includes carrying out assessments with consent, managing information in line with GDPR, and making sure the findings are reflected in your overall evacuation strategy. It also means allowing sufficient time and resources, keeping records up to date, and reviewing arrangements as circumstances change.
It can feel like a lot to manage, particularly in larger buildings, but a clear and structured approach will make this far more achievable.
These responsibilities sit alongside your existing duties under the Regulatory Reform (Fire Safety) Order 2005.
Practical Challenges and Considerations
Here are some considerations you’ll need to be mindful of as the Responsible Person within your building or organisation:
Engagement with Residents
Not all residents will want to participate. A clear and respectful approach is essential.
Resource and Time Pressures
Large portfolios will require structured planning. Unrealistic timescales will lead to gaps in compliance.
Coordination Across Teams
For buildings undergoing refurbishment or construction, coordination between duty holders remains critical. Fire safety must be considered early through effective pre-construction information.
Keeping Information Current
A PCFRA must be reviewed when circumstances change. Systems should be in place to manage this consistently.
How PB Safety Supports Fire Safety Compliance
At PB Fire Safety, we’re already supporting clients in preparing for any changes to fire safety legislation.
Our approach focuses on:
- Fire risk assessments
- Development of fire procedures aligned with current legislation and compliance requirements
- Support with resident engagement and assessment processes
- Emergency evacuation planning and documentation
- Training to ensure teams understand their responsibilities
Our focus is on working in partnership with you to develop practical solutions that work within occupied residential buildings.
Sheren Rose, Director of PB Fire Safety Ltd, explains:
“New legislation can feel overwhelming, and it is often difficult to know where to start. PB Fire Safety can support you in understanding the requirements, help the Responsible Person implement practical solutions within your buildings, or deliver awareness sessions to guide your teams through what’s changing.”
What You Should Do Now
Responsible Persons should ensure their arrangements are fully aligned with the new requirements.
Start by:
- Identifying which buildings fall within scope
- Incorporating Person-Centred Fire Risk Assessments (PCFRAs) into your fire risk assessment strategy
- Putting in place a process to identify residents who may need support and to agree emergency evacuation statements where appropriate
- Developing or updating your Building Emergency Evacuation Plan (BEEP) to reflect resident needs
- Ensuring evacuation information is accurate, kept up to date, and can be shared with the Fire and Rescue Service
- Reviewing your resources, procedures, and systems to confirm they support ongoing compliance
You should also be satisfied that resident engagement processes are working effectively, records are up to date, and sufficient resources are in place to maintain compliance going forward.
What This Means in Practice
These regulations introduce a more accountable and resident-focused approach to fire safety in residential buildings. They require careful planning, clear communication, and a willingness to engage directly with occupants.
For many Responsible Persons, this will mean a change in how fire safety is managed day to day.
If you need support reviewing your current arrangements or implementing the new requirements, PB Fire Safety can help.
Speak to our team or learn more about our fire safety services to ensure your buildings remain compliant and your residents are properly supported.