The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 (“the Regulations”) will come into force on 6 April 2026. They represent one of the most significant shifts in residential safety since the Grenfell Tower inquiry.
These regulations bring forward the Grenfell Tower Inquiry’s recommendation that Personalised Emergency Evacuation Plans (“PEEPs”) should be provided for residents who would not be able to evacuate independently in an emergency.
For property managers, this isn’t just another checklist, it is a fundamental change in how you engage with your tenants. Here is what you need to know to stay compliant.
The Scope of the Regulation
The Regulations apply to “specified residential buildings” which is defined as a building which contains two or more sets of domestic premises and which:
(a) is at least 18 metres in heigh above ground level,
(b) has at least seven storeys, or
(c) is more than 11 metres in height above ground level and has a simultaneous evacuation strategy.
A simultaneous evacuation strategy is where all persons in the building should leave the building immediately in the event of a fire.
4 Key Mandates for Property Managers
1. Identify “Relevant Residents”
You must use “reasonable endeavours” to identify relevant residents of the building. These are any residents whose ability to evacuate the building without assistance in the event of a fire is compromised as a result of a cognitive or physical impairment or condition.
Start being proactive now. Don’t wait for residents to come to you, send out surveys and include these questions in your welcome packs to identify residents early.
2. Person-Centred Fire Risk Assessments (PCFRA)
You are also required to offer to carry out a Person-Centred Fire Risk Assessment (“PCFRA”) for each relevant resident identified and ensure it is carried out for each relevant resident who requests one.
A PCFRA focuses on the real, individual risks a resident may face in a fire, especially where physical or cognitive conditions could affect their ability to evacuate safely. It looks not only at the resident’s needs, but also at how the building itself may increase or reduce those risks.
Following the assessment, you must agree appropriate, proportionate safety measures with the resident, putting them in place either at their own cost, shared across residents where the benefit is building-wide, or funded by the individual resident where the measure is specific to them. The aim is simple: practical, fair fire safety solutions that put people, not just buildings, at the centre.
3. Emergency Evacuation Statement and Regular Review
Building on the findings of a PCFRA, you must then take active steps to plan how a resident would evacuate safely in the event of a fire. This means using reasonable efforts to agree an evacuation approach directly with the resident, based on the risks identified and any safety measures already in place.
Once agreed, the approach must be formally recorded in writing as an Emergency Evacuation Statement and a copy provided to the resident, ensuring clarity, shared understanding, and a clear plan when it matters most.
A PCFRA is not a “set and forget” process. You must regularly review the assessment, any safety measures in place, and any agreed Emergency Evacuation Statement.
Reviews must happen at least once a year but can also be triggered sooner if there is reason to believe the assessment or evacuation plan needs updating, or if the resident requests it.
After a review, the assessment, safety measures, or evacuation statement may be updated, replaced, or newly agreed, ensuring that fire safety planning stays current and tailored to the resident’s needs.
4. Data Sharing with Fire & Rescue Services (“FRS”)
As part of person-centred fire safety, and with the resident’s explicit consent, you are required to share key information about residents with the local FRS.
This includes details like flat and floor number, the level of assistance they may need during evacuation, and whether they have an Emergency Evacuation Statement. The information can be provided electronically or via a secure information box on the building.
If a box is needed, you must install and maintain it according to fire safety regulations, ensuring that emergency responders can access critical information quickly and safely.
The “Building-Wide” Evacuation Plan
Beyond individual evacuation plans, every residential building must have a Building Emergency Evacuation Plan (“BEEP”) prepared. This plan outlines instructions for all residents, confirms whether there are residents who may need additional assistance, and details other arrangements for safely evacuating the building.
A copy must be shared with the local fire and rescue authority and placed in the building’s secure information box if one exists. The plan is not static, it must be reviewed at least once a year, or sooner if changes are needed, and any updates must be promptly shared with the fire service and added to the information box. This ensures both residents and emergency responders always have a clear, up-to-date evacuation strategy.
Action Plan for 2026 Readiness
The countdown to 6 April 2026 has started, and for property managers, preparation is key. New regulations mean you will need to take a more resident-focused approach to fire safety, particularly in taller or higher-risk buildings. Here’s how to get ready:
1. Audit Your Portfolio
Start by identifying which buildings meet the 18m/7-storey threshold or the 11m simultaneous occupancy mark. Knowing which properties fall under the new regulations allows you to prioritise resources and ensure compliance without delay.
2. Upskill Your Team
PCFRA are more clinical and social than traditional structural assessments. Make sure your Fire Risk Assessors are trained to consider individual residents’ physical, cognitive, and social needs, and can engage with them effectively. Competence in these assessments is now essential for compliance.
3. Data Protection
PCFRA require handling sensitive resident information. Update your GDPR policies to reflect this, ensuring high-level data security and clear consent protocols. Residents must explicitly agree to share personal information with fire services and management teams, so transparency is critical.
4. Adopt the New Standards
BS 9792:2025 has replaced PAS 79-2:2020 as the British Standard for fire risk assessments to ensure it is aligned with current fire safety standards such as The Fire Safety Act 2021, Fire Safety (England) Regulations 2022, and PAS 9980:2022 for external wall assessments.
Familiarise your team with the new templates and guidance, which are designed specifically for person-centred assessments, and integrate them into your audit and reporting processes.
By following these steps, you will ensure your portfolio is fully prepared for the 2026 regulations, keeping residents safe while reducing risk and maintaining compliance across all properties.
How We Can Help
The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 introduce new and far-reaching obligations for property managers and building owners. Early preparation will be essential to ensure compliance, manage risk, and protect residents.
Colman Coyle’s Property team advises landlords, managing agents, and residential property owners on regulatory compliance, fire safety obligations, and risk management. If you would like guidance on how these new regulations may affect your buildings or portfolio, please get in touch with our team to discuss your position.
