The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 will come into force in England on 6 April 2026 and will introduce additional legal duties for those responsible for certain residential buildings.
The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 introduce formal requirements for identifying residents who may struggle to evacuate during a fire and for putting appropriate evacuation planning in place.
These Regulations represent a significant development in residential fire safety and will directly affect landlords, managing agents, housing associations, and others with fire safety responsibilities for higher-risk residential buildings.
This guide explains what the Regulations are, who they apply to, what is required, and how compliance can be achieved in practice
Contents
- 1 Why Have These Regulations Been Introduced?
- 2 Which Buildings Do the Regulations Apply To?
- 3 Who Has Legal Responsibility?
- 4 What Are the Key Legal Requirements?
- 5
- 6 What the Regulations Do Not Require
- 7 How This Affects Fire Risk Assessments
- 8 Conclusion
- 9 Frequently Asked Questions
- 9.1 When Did the Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 Come Into Force?
- 9.2 Do All Residential Buildings Need Personal Emergency Evacuation Plans?
- 9.3 What Is a Residential Personal Emergency Evacuation Plan (RPEEP)?
- 9.4 Can Residents Refuse an Evacuation Plan?
- 9.5 Does This Replace Existing Fire Risk Assessments?
- 9.6 How Often Must Evacuation Plans Be Reviewed?
- 9.7 What Happens If a Responsible Person Does Not Comply?
Why Have These Regulations Been Introduced?
The Regulations were introduced following recommendations from the Grenfell Tower Inquiry and form part of the wider residential fire safety framework in England.
In particular, the Inquiry identified that residents with disabilities or other impairments were often left without any clear or agreed plan for evacuation, even where “stay put” strategies were in place.
The new Regulations aim to ensure that:
- Vulnerable residents are identified
- Their needs are properly considered
- Fire and rescue services have access to critical information
- Evacuation planning is person-centred, proportionate, and agreed
Which Buildings Do the Regulations Apply To?
The Regulations apply to certain residential buildings in England, including:
- Buildings 18 metres or more in height, or
- Buildings with 7 or more storeys, or
- Residential buildings over 11 metres in height where a simultaneous evacuation strategy is in place
This typically includes:
- High-rise blocks of flats
- Purpose-built student accommodation
- Build-to-rent developments
- Some taller mixed-use or multi-occupied residential buildings
Lower-rise residential buildings are generally out of scope unless they meet the height and evacuation criteria above.
The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 also operate alongside the Fire Safety (England) Regulations 2022, which introduced additional duties for higher-risk residential buildings, including requirements relating to information sharing, building plans, and cooperation with Fire and Rescue Services. Together, these Regulations strengthen the approach to managing fire safety risks in occupied residential buildings.
Who Has Legal Responsibility?
The duties fall on the Responsible Person under fire safety legislation. This is usually the:
- Building owner
- Landlord
- Managing agent
- Freeholder or facilities manager
Where multiple parties are involved, responsibility must be clearly defined to ensure compliance.
These duties sit within the wider fire safety framework established by the Fire Safety Act 2021, which clarified that fire risk assessments for residential buildings must consider the structure, external walls, and flat entrance doors. The Regulations build on this framework by introducing specific requirements for evacuation planning where residents may be unable to evacuate safely without assistance.
What Are the Key Legal Requirements?
Identifying Relevant Residents
Responsible Persons must take reasonable steps to identify residents who may have difficulty evacuating in a fire without assistance.
This can include residents with:
- Mobility impairments
- Sensory impairments (such as sight or hearing loss)
- Cognitive or learning disabilities
- Long-term health conditions that affect evacuation
These individuals are referred to in the Regulations as relevant residents.
Person-Centred Fire Risk Assessments
For each relevant resident, a person-centred fire risk assessment must be carried out.
This is not a generic building assessment. It focuses on:
- How the individual would respond in a fire
- Whether they could evacuate unaided
- What reasonable adjustments or arrangements may be required
The assessment must involve engagement with the resident and should respect their wishes, dignity, and independence.
Residential Personal Emergency Evacuation Plans (RPEEPs)
Where appropriate, the Responsible Person must prepare a Residential Personal Emergency Evacuation Plan (RPEEP).
This is a written plan that sets out:
- What the resident should do in the event of a fire
- How evacuation would be managed if required
- Any agreed assistance or arrangements
Crucially, RPEEPs must be agreed with the resident. Residents cannot be required to accept assistance or evacuation measures they do not consent to.
Sharing Information With Fire and Rescue Services
With the resident’s explicit consent, key information from the evacuation plan must be:
- Shared with the local Fire and Rescue Service
- Placed in the building’s secure information box (where required)
This allows attending crews to quickly identify where vulnerable residents live and how best to assist them during an emergency.
Ongoing Review and Updates
RPEEPs and person-centred assessments are required to be reviewed:
- At least once every 12 months, or
- Whenever a resident’s circumstances change
This ensures plans remain accurate and effective over time.
What the Regulations Do Not Require
It is important to understand the limits of the Regulations.
They do not:
- Force residents to evacuate if they do not wish to
- Require physical assistance or evacuation equipment unless agreed
- Automatically override existing evacuation strategies
The emphasis is on engagement, planning, and informed decision-making, not blanket rules.
How This Affects Fire Risk Assessments
While the Regulations are separate from fire risk assessment legislation, they directly interact with it.
Fire risk assessments for in-scope residential buildings will increasingly need to:
- Reference evacuation strategies more clearly
- Consider vulnerable residents explicitly
- Align building-level findings with individual evacuation planning
This makes competent, up-to-date fire risk assessments more important than ever.
Conclusion
The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 form an important part of England’s residential fire safety framework, placing vulnerable residents firmly at the centre of evacuation planning.
At Fire Risk Assessment Network, we support building owners, landlords, and managing agents with competent fire risk assessments, regulatory guidance, and practical solutions to help meet evolving fire safety requirements.
Preparing early is the best way to ensure compliance, protect residents, and demonstrate a clear commitment to fire safety best practice.
Frequently Asked Questions
When Did the Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 Come Into Force?
The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 will come into force in England on 6 April 2026 and will introduce legal duties for those responsible for certain residential buildings in relation to evacuation planning for vulnerable residents.
Do All Residential Buildings Need Personal Emergency Evacuation Plans?
No. The Regulations only apply to certain residential buildings, such as those that are 18 metres or more in height, have seven or more storeys, or meet specific evacuation strategy criteria. Lower-rise residential buildings are generally out of scope.
What Is a Residential Personal Emergency Evacuation Plan (RPEEP)?
A Residential Personal Emergency Evacuation Plan (RPEEP) is a written, resident-agreed plan that sets out what an individual should do in the event of a fire if they may have difficulty evacuating without assistance.
RPEEPs are person-centred and must be developed in consultation with the resident.
Can Residents Refuse an Evacuation Plan?
Yes. Residents cannot be required to accept an evacuation plan or assistance. Participation is voluntary, and explicit consent is required, particularly where information is shared with the Fire and Rescue Service.
Does This Replace Existing Fire Risk Assessments?
No. The Regulations do not replace fire risk assessments. Instead, they sit alongside existing fire safety duties and place additional emphasis on individual evacuation planning within certain residential buildings.
How Often Must Evacuation Plans Be Reviewed?
Evacuation plans and person-centred fire risk assessments are required to be reviewed at least annually, or sooner if a resident’s circumstances change.
What Happens If a Responsible Person Does Not Comply?
Failure to comply with the Regulations may result in enforcement action under fire safety legislation. Responsible Persons should take steps well in advance of April 2026 to understand their duties and prepare accordingly.
