Residential PEEPs: the April 2026 change landlords need to understand

What changed on 6 April?

The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 came into force on 6 April 2026. They introduce a process to address residents who would have difficulty evacuating without assistance, alongside building emergency evacuation plans.

Does this apply to every HMO?

No. The regulations cover multi-residential buildings in England that are at least 18 metres high or have at least seven storeys. They also cover multi-residential buildings above 11 metres with a simultaneous evacuation strategy. Height, use and strategy must be established; the number of properties in a landlord’s portfolio is not the test.

What does the process involve?

Responsible persons must use reasonable endeavours to identify relevant residents. The process includes a person-centred assessment, consideration of measures, an agreed evacuation statement where agreement is reached, and review. Specified information is shared with the fire and rescue authority with the resident’s explicit consent. See the official guidance for the full duties and review requirements.

Our advice for portfolio owners

Start with a building register. For each property, record its use, confirmed height and storeys, management contact and current evacuation strategy. If you do not know the strategy, find the building’s records and get competent advice instead of selecting an answer to complete a spreadsheet.

Then decide who is responsible for speaking with residents and coordinating the work. A landlord, managing agent and assessor should understand who is taking each action. Buying a generic form will not answer the questions a particular resident or building presents.

Handle personal information carefully

A property register and a resident’s personal assessment serve different purposes. Agree a suitable, secure process before collecting sensitive information. Do not upload health details to our general enquiry form or client document portal.

Already have an FRA?

Use it as part of the conversation, but ask whether these duties have been considered separately where they apply. We can help you identify questions to raise and discuss the next assessment step for your building.