PEEPS in Flats
With the Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 coming into force on 6 April 2026, managing fire safety in higher-risk residential buildings is changing significantly. One key aspect of these changes is the need for a Person Centred fire risk assessment that addresses the individual requirements of vulnerable residents. These new rules introduce mandatory Residential Personal Emergency Evacuation Plans (Residential PEEPs or RPEEPs) for vulnerable residents who may struggle to evacuate independently during a fire.
A key part of this is the person-centred fire risk assessment (PCFRA) — an individualised evaluation that goes beyond standard fire risk assessments for common areas. This post explains what PEEPs and PCFRAs involve, which buildings and residents are affected, step-by-step requirements, and how to prepare ahead of the April 2026 deadline.
Why These Changes Matter in 2026
Following the Grenfell Tower Inquiry recommendations, the regulations aim to protect residents with physical, sensory, cognitive, or other impairments that could hinder self-evacuation. Responsible Persons (typically building owners, managers, or landlords) must now proactively identify vulnerable residents, offer tailored assessments, and create personalised evacuation plans.This supplements existing duties under the Regulatory Reform (Fire Safety) Order 2005 and Fire Safety (England) Regulations 2022, focusing on equity and life safety for those who can’t “stay put” or evacuate unaided.
Which Buildings Are in Scope?
The regulations apply in England to multi-occupied residential buildings (two or more domestic premises) that meet one of these criteria:
- At least 18 metres in height or 7 storeys (or more).
- More than 11 metres in height with a simultaneous evacuation strategy (where all residents must evacuate immediately rather than stay in place).
This covers many high-rise blocks of flats, purpose-built apartments, and certain medium-rise buildings deemed higher risk.
Who Are “Relevant Residents”?
Relevant residents are those whose ability to evacuate without assistance is compromised due to:
- Physical mobility issues.
- Sensory impairments (e.g., sight or hearing loss).
- Cognitive conditions.
- Other disabilities or health factors.
Participation is voluntary — residents cannot be forced to disclose information or engage, but Responsible Persons must use “reasonable endeavours” to identify them (e.g., via resident communications, surveys, or known needs).
What Is a Person-Centred Fire Risk Assessment (PCFRA)?
A PCFRA is a conversation-based assessment offered to identified relevant residents. If requested, it must be carried out to:
- Understand the individual’s specific risks and evacuation challenges.
- Identify reasonable, proportionate mitigation measures (e.g., evacuation aids, assistance protocols, or adjustments).
- Avoid duplicating the building’s general fire risk assessment — it focuses on personal factors.
The PCFRA leads to an agreed emergency evacuation statement (a written record of what the resident should do in a fire, including any support needed).
Key Steps for Responsible Persons Before & After 6 April 2026
- Identify relevant residents — Use reasonable efforts (e.g., letters, resident portals, or voluntary disclosures). Start now in early 2026.
- Offer a PCFRA — To every identified relevant resident; conduct it if requested.
- Agree & document the evacuation statement — Personalised, clear, and reviewed annually or on change (e.g., resident’s condition alters).
- Implement mitigation measures — Practical steps like buddy systems, specialist equipment, or staff training.
- Optional information sharing — With resident consent, share details with the local Fire and Rescue Authority for better response planning.
- Prepare a building emergency evacuation plan — Instructions for all residents, reviewed yearly, shared with the fire authority, and placed in the secure information box (if present).
- Review everything — At least every 12 months, or sooner if needed.
Records must be kept to demonstrate compliance.
Challenges & Best Practices
- Privacy & consent — Handle data sensitively under GDPR; participation is opt-in.
- Access issues — If residents decline, document attempts — you can’t force entry.
- Competence — Use trained professionals for PCFRAs where possible.
- Integration — Link findings to your overall fire risk assessment reviews (e.g., update action plans for common areas).
- Penalties — Non-compliance can lead to enforcement notices, fines, or prosecution by fire authorities.
With only months until enforcement, January/February 2026 is the ideal time to review processes, communicate with residents, and arrange support.
Final Thoughts
Residential PEEPs and person-centred fire risk assessments represent a vital step toward inclusive fire safety in high-rise and higher-risk flats. By preparing now, Responsible Persons can protect vulnerable residents, ensure compliance, and build trust.If you manage a qualifying building, consult official GOV.UK guidance, contact your local fire service, or engage a competent fire safety professional for tailored advice. The 6 April 2026 deadline is fast approaching — act today to stay ahead. Stay safe!