Residential PEEPs: The New Fire Evacuation Plan Rules Every Landlord Needs to Know in 2026

From 6 April 2026, a new set of fire safety rules came into force in England — and many landlords and building owners still haven’t heard of them. The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 introduce Residential Personal Emergency Evacuation Plans, known as Residential PEEPs, and they create fresh legal duties for anyone responsible for certain residential buildings.

This is especially relevant for landlords and managing agents in London, where tall residential blocks and high-rise flats are far more common than in most of the country — meaning a much larger share of London buildings are likely to fall within scope of the new rules.

If you own, manage or are the “Responsible Person” for a qualifying building, this guide explains exactly what’s changed, whether it applies to you, and what you need to do to stay compliant. If you’d like a professional to check your building and carry out the required assessment, Smart Property Checks offers fire risk assessments across London and the UK.

What Are Residential PEEPs?

A Residential PEEP is a personal evacuation plan created for a resident who may not be able to safely evacuate a building unaided during a fire — for example, due to a physical mobility issue, a sensory impairment, or a cognitive condition.

Unlike a standard fire risk assessment, which looks at the building as a whole, a Residential PEEP is person-centred. It considers each individual resident’s specific needs and sets out, in writing, exactly how they will get out safely if a fire breaks out.

These new duties came directly out of the Grenfell Tower Inquiry, which found that residents with disabilities were often left with no clear or agreed evacuation plan, even where a “stay put” strategy was officially in place.

Which Buildings Do the New Regulations Apply To?

The Residential PEEPs regulations don’t apply to every rental property — they’re targeted at higher-risk residential buildings. Your building falls within scope if it contains two or more domestic premises and meets one of the following height criteria:

At least 18 metres above ground level, or
At least 7 storeys, or
At least 11 metres above ground level, where the building operates a simultaneous evacuation strategy (rather than “stay put”)

If your building meets any of these thresholds, you are now legally required to follow the Residential PEEPs process for any resident who needs it.

What Do Landlords and Responsible Persons Need to Do?

If your building is in scope, the Responsible Person has five main duties under the new regulations:

1. Identify relevant residents Make reasonable efforts to identify residents whose ability to evacuate unaided may be affected by a physical or cognitive impairment.

2. Offer a person-centred fire risk assessment (PCFRA) Every identified resident should be offered an individual assessment, and one must be carried out if a resident specifically requests it.

3. Consider reasonable and proportionate mitigation measures Where risks are identified, you must consider what “reasonable and proportionate” steps could help that resident evacuate safely — this could range from simple communication arrangements to physical adjustments.

4. Agree an emergency evacuation statement Work with the resident to agree how they will evacuate in a fire, put this in writing as an emergency evacuation statement, and give them a copy.

5. Share relevant information with the fire and rescue service With appropriate consent and in line with data protection law, share the minimum information needed so fire crews know where residents who may need assistance are located.

How Often Must a Residential PEEP Be Reviewed?

The Responsible Person must review the Residential PEEPs process — including the person-centred fire risk assessment and the emergency evacuation statement — within 12 months of it first being agreed (or within 12 months of completing the assessment if no statement was reached), and then at least every 12 months after that. A review should also happen sooner if there’s a reason to update it, such as a change in the resident’s needs or a major change to the building.

Why This Matters Even If You're Not Sure You're "In Scope"

Fire safety law in England has been tightening steadily since the Fire Safety Act 2021 and the Building Safety Act 2022, and Residential PEEPs are the latest step in that direction. Even if your specific building falls just outside the height thresholds today, it’s worth understanding these requirements now — regulations in this space have consistently expanded scope over time, and getting ahead of compliance is far cheaper than scrambling to catch up later.

It’s also worth noting that Residential PEEPs sit alongside — not instead of — your existing fire risk assessment obligations under the Regulatory Reform (Fire Safety) Order 2005. A building can be fully compliant on a standard fire risk assessment and still fall short if it hasn’t addressed Residential PEEPs where required.

What Happens If You Don't Comply?

As with other duties under UK fire safety law, failing to meet Residential PEEPs obligations where they apply can expose the Responsible Person to enforcement action from the fire and rescue service, and in serious cases, prosecution. Beyond the legal risk, failing to plan for vulnerable residents is exactly the kind of gap the Grenfell Inquiry identified as costing lives — so this isn’t a box-ticking exercise.

How Smart Property Checks Can Help London Landlords

Understanding whether your building falls in scope, and getting the person-centred assessments and documentation right, can be confusing — especially alongside your existing fire risk assessment duties. At Smart Property Checks, we help landlords, property managers and Responsible Persons across London and the wider UK make sense of new fire safety requirements like this one, without the jargon.

With so many high-rise and multi-storey residential blocks across London, a large number of local landlords and managing agents are likely to be affected by these new rules — often without realising it

If you manage a residential building in London and aren’t sure whether the new Residential PEEPs rules apply to you, get in touch with our team or book a fire risk assessment and we’ll help you find out where you stand.

Common Questions

What is a Residential PEEP?

A Residential PEEP (Personal Emergency Evacuation Plan) is a written, person-centred plan for a resident who may need assistance evacuating a building safely during a fire.

When did the Residential PEEPs regulations come into force?

The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 came into force on 6 April 2026.

Does my building need a Residential PEEP?

It applies if your building has two or more domestic premises and is either 18 metres or more in height, has 7 or more storeys, or is 11 metres or more in height with a simultaneous evacuation strategy in place.

Is a Residential PEEP the same as a fire risk assessment?

No. A standard fire risk assessment looks at the whole building, while a Residential PEEP is specific to an individual resident’s needs and evacuation ability.

How often does a Residential PEEP need to be reviewed?

At least every 12 months, or sooner if there’s a significant change to the resident’s circumstances or the building itself.

Book Your Fire Risk Assessment in London Today

Don’t wait for an inspection or an incident to find out your property isn’t compliant. Book a professional, fully documented fire risk assessment with Smart Property Checks and get peace of mind that your London property meets its legal obligations.

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