13th November 2025

New Fire Safety Rules For Residential Buildings: What Owners And Managers Need To Know

What’s happening?

From 6 April 2026, the Government plans to introduce new legislation that will place clearer duties on owners and managers of higher-risk residential buildings. The new Regulations are a direct response to the recommendations made following the Grenfell Tower Inquiry.

The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 are designed to ensure that people who may need help in an emergency (whether because of mobility, sensory or cognitive needs, or a temporary injury), have individual evacuation arrangements in place and that fire crews have the information they need to respond quickly. The regulations aim to achieve this by requiring a personal emergency evacuation plan (PEEP) to be undertaken where required.

Which buildings are in scope?

The Regulations apply to “specified residential buildings.” These are blocks that contain two or more homes and are either at least 18 metres tall /have seven or more storeys, or are over 11 metres tall and operate on a simultaneous evacuation strategy.

The aim of the Regulations is clearly intended to enhance the safety and evacuation procedures for residents who may face difficulties evacuating independently during a fire. It is highly likely that many Build-To-Rent and Purpose-Built Student Accommodation (PBSA) buildings will therefore fall within the scope of the Regulations.

New requirements

The heart of the new duties is the requirement to produce Personal Emergency Evacuation Plans (PEEPs). These are not one-size-fits-all forms. A PEEP should be a person-centred plan created with the resident (or their representative), describing how they will be assisted to reach safety if an evacuation is needed. PEEPs must be kept up to date — whenever a resident’s needs change, after building works, or following an incident.

It should be noted that participation in the PEEP process by residents is voluntary, and residents cannot be compelled to engage if they do not wish to. However, the obligations on the Responsible Person are not voluntary, and therefore, enforcing authorities will have powers to enforce compliance. When the regulations come into force next year.

There is also a requirement for Responsible Persons to prepare a separate building emergency evacuation plan (with details of building evacuation strategies, relevant at-risk residents, and a copy of the information given to residents regarding evacuation). This information should be shared with the local Fire and Rescue Authority and a copy of the plan placed in the secure information box (SIB). This plan must also be reviewed regularly and updated.

Practical steps to ensure compliance

Whilst the regulations are intended to come into force by April 2026, there are some things you can be doing now in preparation to ensure compliance:

• Audit your stock to identify specified residential buildings within the scope of the new requirements.
• Prepare and maintain accurate evacuation and floor plans that show escape routes, stairwells, firefighting equipment and access points.
• Develop a template letter/email to send to residents advising them of the new requirements and asking if they are likely to need a PEEP.
• Engage residents early and ensure you document any two-way communication on this issue.
• Develop a standard PEEP template. It is recommended to use a simple, person-centred PEEP template and digital storage with version control.
• Train relevant managers/staff on the new requirement and the company’s procedures for compliance.