FROM 6 APRIL 2026 - 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.
NEW LEGISLATION
Residential Personal Emergency Evacuation Plans (RPEEPs) and Building Emergency Evacuation Plans (BEEPs)
From 6 April 2026, new regulations will require owners and managers of certain residential buildings to put in place specific evacuation planning for residents who may need assistance to evacuate during a fire. This section explains who is affected and what you must do.
Who is affected
These regulations apply to:
- High‑rise residential buildings that are 18 metres or more, or have 7 or more storeys, and contain two or more domestic premises
- Residential buildings over 11 metres that use a simultaneous evacuation strategy
If you are unsure whether your building is in scope, please contact the Fire Business Support Team (details at the bottom of this page).
Your key responsibilities
1. Identify “relevant residents”
These are residents who may need assistance due to disability, mobility impairment, or another vulnerability, and who live at the premises as their main residence.
2. Offer and prepare Residential PEEPs (RPEEPs)
You must:
- Offer each relevant resident a Person‑Centred Fire Risk Assessment (PCFRA) – an individual assessment considering mobility, health, sensory needs, cognition, and other factors that may affect their ability to respond in a fire.
- Produce one of the following, based on the resident’s needs:
- an Emergency Evacuation Statement, or
- a full Residential Personal Emergency Evacuation Plan (RPEEP)
Participation is voluntary and requires explicit resident consent.
3. Obtain consent and maintain records
You must:
- Obtain explicit consent from each relevant resident
- Keep accurate, up‑to‑date records of all assessments, statements, and plans
- Store all documentation on site in a secure information box, in an accessible format
4. Implement reasonable and proportionate measures
Measures should reflect the guidance in the Government’s Responsible Persons Toolkit. Actions must be suitable for the building and the resident’s needs.
5. Review and update plans
RPEEPs and Emergency Evacuation Statements must be reviewed:
- At regular intervals
- Whenever a resident’s circumstances change
- When building fire safety arrangements change
Important – Suffolk Fire & Rescue Service's information requirements
To comply with data protection legislation:
- Do NOT send PEEPs, RPEEPs, PCFRAs or any personal data directly to Suffolk Fire & Rescue Service.
- All documents must be stored on site inside the secure information box.
- SFRS will access these documents at an incident, if required.
If a resident agrees and may benefit from additional support, you can request a Home Fire Safety Visit referral via the Fire Business Support Team. You can check whether you're eligible by clicking on this link: Check if you're eligible for a home fire safety visit - Suffolk County Council
Building Emergency Evacuation Plan (BEEP)
The Responsible Person must prepare a BEEP that includes:
- Instructions for residents on the building’s evacuation strategy
- Confirmation of whether relevant residents requiring assistance are present
- Information on arrangements and any additional measures in place
- Instructions for safe use of any evacuation lift
Where to keep it:
Store the BEEP in the secure information box and provide a copy to the fire authority (this document does not contain personal data).
Review cycle:
Review the BEEP at least every 12 months or sooner if circumstances change.
Secure information boxes
Secure information boxes must:
- Be readily accessible to the fire and rescue service
- Contain the BEEP, PEEPs/RPEEPs and other essential information in an accessible format
- Contain lift keys where firefighting or evacuation lifts are installed
Deadlines
The Regulations come into force on 6 April 2026.
All required documentation must be prepared and available on site by this date.
