Fire Safety Residential Evacuation Plans Regulations 2025 Explained
The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 introduce new duties for responsible persons in specified residential buildings from 6 April 2026. In simple terms, landlords, building owners, property managers and block managers may need to identify residents who could struggle to evacuate, offer person-centred fire risk assessments, prepare building emergency evacuation plans and share relevant information with the local Fire and Rescue Authority where required.
What Landlords Need To Know First
These regulations do not apply to every residential property.
They apply in England to multi-residential buildings that are either:
At least 18 metres high or have at least seven storeys
More than 11 metres high and operating a simultaneous evacuation strategy
The core purpose is to improve evacuation planning for residents whose ability to leave the building without assistance may be compromised due to physical, cognitive or other impairments.
For landlords and property managers, the key message is clear: do not wait until to review your arrangements.
What Are The 2025 Residential Evacuation Plan Regulations?
The regulations create a formal Residential PEEPs process for specified residential buildings in England.
Residential PEEPs stands for Residential Personal Emergency Evacuation Plans. The process is designed to help responsible persons understand which residents may need additional support in a fire and what reasonable steps can improve their safety.
The process includes:
Identifying relevant residents
Offering a person-centred fire risk assessment
Preparing an emergency evacuation statement where agreed
Sharing agreed information with the local Fire and Rescue Authority, where consent is given
Preparing and reviewing a building emergency evacuation plan
This is not the same as a generic fire risk assessment. It is more focused on individual evacuation needs within the context of the building.
Who Is Responsible For Compliance?
The duties sit with the Responsible Person.
In most residential property settings, this will usually be the building owner, landlord, property manager, managing agent, Resident Management Company or Right to Manage Company. GOV.UK guidance explains that the Responsible Person is the person with fire safety duties under the Regulatory Reform (Fire Safety) Order 2005.
For landlords and managing agents, this means responsibility cannot be treated as a paperwork exercise. You need a process that is documented, practical and aligned with the building’s wider fire safety arrangements.
Which Residents Are Covered?
The regulations focus on “relevant residents”.
A relevant resident is someone whose home in the building is their only or main residence, and whose ability to evacuate without assistance is compromised due to a cognitive or physical impairment or condition.
This could include residents affected by:
Reduced mobility
Sight or hearing impairment
Cognitive conditions
Other conditions that make independent evacuation difficult
Resident consent is important throughout the process. Residents cannot be forced to participate, and explicit consent is required before certain information is shared with the local Fire and Rescue Authority.
What Must Landlords And Property Managers Do Now?
Start by checking whether your building is in scope.
If it is, your next steps should include:
Confirm the building height, number of storeys and evacuation strategy
Review your current fire risk assessment
Identify whether you already have a process for vulnerable residents
Prepare a system for identifying relevant residents
Plan how person-centred fire risk assessments will be offered and recorded
Review fire alarm systems, escape routes and emergency lighting
Prepare a building emergency evacuation plan
Decide how information will be stored, reviewed and shared safely
Make sure data protection is considered
Set review dates so the plan does not become outdated
A professional fire risk assessment can help identify whether your existing arrangements are suitable and where updates may be needed.
What Is A Building Emergency Evacuation Plan?
A building emergency evacuation plan sets out how evacuation is managed for the building as a whole.
For buildings in scope, the Responsible Person must prepare a separate building emergency evacuation plan, share it with the local Fire and Rescue Authority and, where the building has a secure information box, place a copy inside it. GOV.UK guidance also states the plan must be reviewed at least every 12 months and updated sooner if there is reason to believe it needs amending.
The plan should include:
Resident instructions required under the Fire Safety (England) Regulations 2022
Confirmation of whether there are relevant residents
Any other evacuation arrangements, such as evacuation alert systems, where applicable
The plan should align with the building’s fire risk assessment.
How Does This Affect Fire Alarms And Emergency Lighting?
Residential evacuation planning is not just about written documents.
If a building relies on early warning, clear evacuation routes and safe movement through common areas, the condition of fire safety systems matters.
Landlords and property managers should review:
Whether the current fire alarm system supports the evacuation strategy
Whether alarms are tested and maintained
Whether emergency routes are clearly lit
Whether emergency lighting is suitable for residents who may need more time or support
Whether signage and resident instructions are clear
The regulations do not remove the need for wider fire safety management. They add another layer of responsibility for relevant buildings and relevant residents.
Common Mistakes To Avoid
Assuming The Regulations Apply To Every Property
They are specific to certain multi-residential buildings in England. Smaller residential properties may not fall within scope, although general fire safety duties may still apply.
Treating Residential PEEPs As A Template Exercise
A person-centred fire risk assessment should reflect the resident’s needs and the building’s fire safety arrangements. A generic form is unlikely to be enough on its own.
Forgetting Consent And Data Protection
Personal information must be handled carefully. The regulations do not authorise data processing that would breach data protection legislation.
Separating Evacuation Planning From The Fire Risk Assessment
The building emergency evacuation plan should align with the wider fire risk assessment. If the main assessment is outdated, the evacuation plan may also be flawed.
Waiting Until Enforcement Begins
Fire and Rescue Authorities can enforce compliance with duties under the Fire Safety Order, including duties created by these regulations.
Residential Evacuation Plans Checklist For Landlords
Use this checklist as a starting point:
Confirm whether your building is in scope
Identify the current evacuation strategy
Review your latest fire risk assessment
Check whether resident instructions are current
Create a process for identifying relevant residents
Prepare a consent-led communication process
Offer person-centred fire risk assessments where required
Record agreed emergency evacuation statements
Review fire alarm and emergency lighting suitability
Prepare a building emergency evacuation plan
Share required information with the local Fire and Rescue Authority
Store documents securely
Set a review schedule of at least every 12 months
This checklist is a guide only. For legal certainty, landlords and managing agents should review the official guidance and seek professional advice where needed.
Frequently Asked Questions
When Do The Fire Safety Residential Evacuation Plans Regulations 2025 Come Into Force?
They came into force on 6 April 2026 and apply in England only.
Do All Flats Need Residential PEEPs?
No. The regulations apply to specified multi-residential buildings, including high-rise residential buildings and certain buildings over 11 metres with simultaneous evacuation strategies.
Does A Resident Have To Take Part In The Residential PEEPs Process?
No. GOV.UK guidance states that residents cannot be compelled to participate, and explicit consent is needed before prescribed information is shared with the local Fire and Rescue Authority.
Is A Person-Centred Fire Risk Assessment The Same As A Building Fire Risk Assessment?
No. A person-centred fire risk assessment focuses on the individual resident’s evacuation risks and needs. It does not replace the building’s wider fire risk assessment.
How Often Should The Building Emergency Evacuation Plan Be Reviewed?
The plan must be reviewed no later than 12 months after it is first prepared, then before the end of every 12-month period after that. It should also be reviewed sooner if there is reason to believe it needs updating.
Preparing With Confidence
The Fire Safety (Residential Evacuation Plans) Regulations 2025 are a significant update for landlords, block managers and responsible persons managing higher-risk residential buildings in England. The practical priority is to understand whether your building is in scope, review your current fire safety arrangements and put a clear, consent-led process in place.
If you are unsure whether your current arrangements are suitable, AMG Fire Solutions can help you review your fire safety position through a professional fire risk assessment, with practical guidance on supporting systems such as fire alarms and emergency lighting.
Call us on 01743 664 551
Email: brendanalton@amg-firesolutions.co.uk