Residential PEEPs: what responsible persons must do since April 2026

What the regulations are

The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 – usually called the residential PEEPs regulations – came into force on 6 April 2026. They respond to the Grenfell Tower Inquiry's recommendations on evacuation planning for residents who would have difficulty leaving a building in a fire without help.

Which buildings are covered

The duties apply to:

• High-rise residential buildings – multi-occupied residential buildings with two or more domestic premises that are at least 18 metres high or have at least 7 storeys
• Other multi-occupied residential buildings over 11 metres that operate a simultaneous evacuation strategy – typically buildings of 5 storeys or more

If you're not sure what evacuation strategy your building uses, that's a sign it may need a retrospective fire strategy.

The responsible person's duties, step by step

1. Identify residents who may need help

Use reasonable endeavours to identify relevant residents: when a new resident moves in, through an annual reminder to all residents, and whenever a resident approaches you.

2. Offer a person-centred fire risk assessment (PCFRA)

Offer a PCFRA to each relevant resident. If they accept, carry it out. It assesses the risks arising from the resident's reduced ability to evacuate, and other fire risks linked to their impairment.

3. Put proportionate measures in place

Implement measures that are reasonable and proportionate, in a reasonably timely way. Who pays is part of that assessment – the cost may fall on the responsible person, the resident or both, and residents can decline measures they would have to fund.

4. Agree and record an evacuation statement

Use reasonable endeavours to agree with the resident what they will do in a fire. Record it in writing and give the resident a copy. This is the residential PEEP.

5. Share information with the fire service – with consent

With the resident's explicit consent, share their flat number, floor, a basic indication of the help they'd need, and whether an evacuation statement exists. Contact your fire and rescue service first to agree whether it wants the information digitally or in a secure information box. Digital is preferred.

6. Prepare a building emergency evacuation plan (BEEP)

Prepare a separate plan for the whole building, covering the instructions to residents, whether relevant residents live there and any other evacuation arrangements. Share it with the fire service and place a copy in the secure information box where one is installed.

How often to review

• PEEPs and PCFRAs: within 12 months of first being recorded, then every 12 months – and sooner if circumstances change or the resident asks.
• The BEEP: within 12 months, then every 12 months, and whenever it may need updating. Share updates with the fire service as soon as reasonably practicable.

Enforcement

The fire and rescue authority can serve an enforcement notice under Article 30 of the Fire Safety Order for non-compliance. In higher-risk buildings, failures may also engage duties under the Building Safety Act 2022. Disputes between a resident and the responsible person go through complaints procedures or the relevant ombudsman, not the fire service.

Practical tips for residential PEEPs

• Build identification into existing processes – new-resident packs, annual fire safety information and repair visits.
• Keep it person-centred. The resident's own view of what they can do matters, and many will need very little.
• Make sure the building's evacuation strategy is clear. PEEPs can't work if nobody knows whether the building is stay put or simultaneous evacuation.
• Check your fire risk assessment reflects the duties – see our fire risk assessment service.
• Protect personal data. Health information is special category data; share only what's needed and only with consent.

Who counts as a relevant resident?

The duties focus on residents who would have difficulty evacuating without help – for example because of a physical or sensory impairment, a cognitive condition, a mental health condition, or a temporary injury. Some people won't think of themselves as needing help until they're asked a practical question, such as "could you get down the stairs quickly on your own if the lift wasn't working?"

Common mistakes to avoid

• Waiting for residents to come forward. The duty is to use reasonable endeavours to identify them.
• Promising what can't be delivered. A plan shouldn't rely on staff who aren't on site, or on the fire service rescuing someone without that being agreed.
• Collecting more personal data than needed. Share only what the fire service needs, and only with consent.
• Forgetting the review. Plans and the building emergency evacuation plan must be reviewed at least every 12 months.

Sources

• GOV.UK – Residential PEEPs: guidance for responsible persons
• legislation.gov.uk – The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025

This guide is general information based on the law and guidance in England as at 8 November 2026. It isn't legal advice – for advice on a specific building, get in touch.