New legislation for building owners/managers regarding evacuation planning for vulnerable residents
New national legislation is strengthening the responsibilities that building owners, managers and employers have towards people with disabilities in fire safety planning. These changes place a greater focus on ensuring that all individuals, regardless of mobility, health, cognitive or sensory needs, can be safely evacuated in the event of a fire.
Before considering your duties under the new Residential Personal Emergency Evacuation Plans (RPEEPs) and Building Emergency Evacuation Plans (BEEPs) regulations, it is important to understand the existing legal requirements that already apply to all premises. The following section summarises the current duties relating to disability and fire safety.
Disability and fire safety regulations
The Responsible Person must make a fire safety risk assessment with an emergency evacuation plan for all people who might be in a premises, including people with disabilities.
The Equality Act 2010 requires companies to provide for people with disabilities, and the Disability Equality Duty (DED) requires companies to actively promote equality for people with disabilities.
For fire safety purposes, this means all companies must have a sufficient evacuation plan which meets the needs of anyone with a disability. Failure to do so could be seen as discrimination.
Download the Government's Means of Fire Escape for Disabled People (PDF, 896KB) for advice on how to incorporate the needs of disabled people in your fire safety assessment.
Residential Personal Emergency Evacuation Plans (RPEEPs)
From 6 April 2026, new regulations come into force in England to help improve the safety of residents who may need support to evacuate their building in a fire.
These changes form part of the Fire Safety (Residential Evacuation Plans) (England) Regulations 2025, and introduce a new process known as Residential Personal Emergency Evacuation Plans (RPEEPs). This process may include a Person-Centred Fire Risk Assessment (PCFRA), which relevant residents can choose to take part in.
The aim of these measures is to ensure that residents who may need help to leave the building in an emergency are appropriately identified, considered and supported.
What this page covers
This page provides information for both residents and building owners and managers, including:
- Who the rules apply to and which buildings are affected
- Who is considered a relevant resident
- What relevant residents can expect
- The role of the fire and rescue service
- Information for Responsible Persons
- Key timelines
- Where to find further guidance
Which buildings the rules apply to
The regulations apply to residential buildings in England that:
- Are 18 metres or more in height, or have 7 or more storeys, and contain two or more domestic premises, OR
- Are more than 11 metres in height and operate a simultaneous evacuation strategy
Who is a “relevant resident”?
- A relevant resident is someone who:
- Lives in the building as their only or principal home, and
- Would have difficulty evacuating the building without assistance due to a physical, sensory or cognitive impairment
This may include people with reduced mobility, hearing or sight impairments, long-term health conditions, or cognitive conditions affecting awareness or decision-making.
Residents may nominate a representative or trusted person to support them during the process.
What residents can expect
Responsible Persons (RPs), such as building owners or managers, must take reasonable steps to identify residents who may need assistance to evacuate.
If you are identified, the following may apply:
1. You may be offered a Person-Centred Fire Risk Assessment (PCFRA)
A PCFRA is a conversation to help understand:
- Any challenges you may face in evacuating
- What arrangements might support your safety
You do not have to take part unless you choose to.
2. You may be asked about possible support measures
These may include, for example:
- Assistance from another person
- Adjustments to communication or alerts
- Practical steps to support evacuation
Any measures should be reasonable and proportionate, and agreed with you.
3. You may agree to an Emergency Evacuation Statement or RPEEP
- Depending on your circumstances, the Responsible Person may prepare:
- An Emergency Evacuation Statement, or
- A more detailed Residential Personal Emergency Evacuation Plan (RPEEP)
Participation is entirely voluntary and based on your explicit consent.
4. Sharing information with the fire and rescue service
If you give consent, the Responsible Person may share limited information with the fire and rescue service to support their response in an emergency.
This information will:
- Be kept to the minimum necessary
- Not include detailed personal or medical information
- Only be shared with your explicit consent
You may withdraw your consent at any time.
5. Keeping information up to date
Information should be reviewed regularly and updated if your circumstances change.
The role of the fire and rescue service
The fire and rescue service may receive limited information (with consent) to support operational response during an incident.
Their role is focused on emergency response. The preparation of assessments and evacuation plans remains the responsibility of the Responsible Person, working in cooperation with residents.
Building emergency evacuation plan
The regulations also require each building in scope to have a building emergency evacuation plan (sometimes referred to as a “BEEP”).
This plan should set out:
- The building’s evacuation strategy
- Key information to support safe evacuation
- Information that may assist the fire and rescue service during an incident
The plan must be kept under review and updated when relevant information changes.
Responsible Persons must ensure that relevant information is available to the fire and rescue service in the event of an incident.
Your choice and consent
Residents remain in control of the process. You can decide:
- Whether to take part in a PCFRA
- Whether to agree to an evacuation statement or RPEEP
- Whether information about you is shared
- Whether to withdraw consent at any time
- Whether to involve a representative
In an emergency, you should still call 999.
Further safety support
Home Fire Safety Visits (also known as Safer Home Visits) remain available and are not replaced by these regulations.
Residents, or someone acting on their behalf, can request a visit if eligible. These visits provide advice to help reduce the risk of fire in the home.
You can check whether you qualify by using Suffolk Fire and Rescue Service’s online eligibility checker.
For further advice, contact:
Information for Responsible Persons
Responsible Persons (RPs), such as landlords, building owners or managing agents, must:
- Take reasonable steps to identify relevant residents
- Offer a Person-Centred Fire Risk Assessment (PCFRA)
- Work with residents (or their representatives) to prepare evacuation statements, where agreed
- Ensure participation is voluntary and based on explicit consent
- Implement reasonable and proportionate measures, where appropriate
- Prepare and maintain a building emergency evacuation plan
- Ensure relevant information is available to the fire and rescue service
- Keep information under review and update it where necessary
Important: Related requirements under other fire safety legislation
Some buildings may also be subject to separate requirements under the Fire Safety (England) Regulations 2022, which are not part of the RPEEP regulations.
These may include:
- Installing and maintaining a Secure Information Box (SIB)
- Storing items such as floor plans or lift keys for firefighter use
Responsible Persons should ensure they understand and comply with all applicable fire safety legislation.
Key date
The Regulations come into force on 6 April 2026. Responsible Persons should ensure that required processes and arrangements are in place from this date.
Further information
