RPEEPs impact on risk management: change for residential buildings

Fire safety rules often look simple at first. Then the detail starts to show. That is likely to be the case with Residential Evacuation Plans (RPEEPs).

From 6 April 2026, new rules in England place extra duties on those responsible for certain residential buildings where some residents may need help to evacuate in a fire. For anyone involved in assessing residential risk, this brings new points to check around planning, records, reviews and day-to-day management.

Which buildings are affected?

The rules apply to residential buildings in England with two or more sets of domestic premises where the building is:

• 18 metres or more in height 

• Seven storeys or more 

• More than 11 metres high and using a simultaneous evacuation strategy 

This means some buildings will fall within scope and others will not. Mixed portfolios may need careful checking, especially where building height and evacuation strategy differ from site to site.

What does the Responsible Person have to do?

For buildings in scope, the Responsible Person must must take reasonable steps to identify residents who may not be able to evacuate without help because of a physical or cognitive impairment or condition, through a voluntary disclosure process.

Where a need is identified or a resident requests assistance, the Responsible Person must carry out a person-centred fire risk assessment. They may then need to put in place reasonable and proportionate measures to reduce risk. Where possible, they should also agree and record the resident’s evacuation approach in a written emergency evacuation statement.

These arrangements must not be left to sit on file. They need to be reviewed at least every 12 months, and sooner if something changes.

There is also a separate duty to prepare a building emergency evacuation plan for the building as a whole. This must be shared with the local fire and rescue authority and reviewed every year.

Two practical points to watch

1. Consent is central

   Residents do not have to take part in the process. Their information can only be shared with the local fire and rescue authority if they give explicit consent.

2. A Secure Information Box is not automatic

   The fire and rescue authority may ask for information in electronic form or as a hard copy. A Secure Information Box is only needed if a hard copy is required and one is not already in place.

Risk management considerations

The key issue is whether the process is being managed properly.

Can the building owner or managing party show why a building is in scope? Are reviews scheduled and completed on time? Is resident information kept secure? Are records updated when people move in or out, or when needs change?

These are practical risk management questions. They can also become important if there is an incident, an audit, or closer scrutiny of how fire safety is being managed.

Residential Evacuation Plans (RPEEPs) are therefore likely to be more than a compliance task. They form part of a wider picture that includes governance, communication, data handling and regular review.

For related context, RiskSTOP has also published guidance on fire safety in flats, HMOs and high-rise residential buildings, along with wider commentary on compliance and fire risk management.

This article is for general regulatory information only and does not constitute legal advice. Building owners and managing agents should seek professional advice where appropriate.