New fire safety laws 2026: is your resident evacuation strategy legal?

In the UK residential sector, compliance is often seen as a series of boxes to be ticked. But from 6 April 2026, the “Responsible Person” (RP) for multi-occupied buildings faces a much more personal challenge.

The introduction of the Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 marks the end of generic fire safety. For the first time, the law requires you to look beyond the bricks and mortar and focus on the specific needs of the people living inside them.

Historically, evacuation plans for residential blocks have been building-wide — often relying on a “Stay Put” policy. Under the new regulations, RPs must now proactively identify residents who would struggle to evacuate without help due to mobility, cognitive, or sensory impairments.

Key points for the new fire safety laws 2026

If your building is 18 metres (or 7 storeys) or higher — or over 11 metres with a simultaneous evacuation strategy — you have three new non-negotiable duties:

1. Identify vulnerable residents:you must use “reasonable endeavours” to find out who needs help.
2. Offer Person-Centred Fire Risk Assessments (PCFRAs):you are legally required to offer a tailored assessment to any “relevant resident.”
3. Agree a PEEP: where needs are identified, you must create a Personal Emergency Evacuation Plan and a written statement of action.

Why “wait and see” is a risk

For property developers, landlords, and facilities managers, this isn't just a safety issue — it's a massive data and logistical hurdle.

• If a fire occurs and you haven't documented your attempt to identify vulnerable residents, your liability is total.
• Scrambling to assess hundreds of residents in March 2026 will lead to poor data and high costs.
• Building Safety Regulator (BSR) scrutiny: for higher-risk buildings, these plans will be a key part of your Safety Case.

At BSC, we don't just quote the law; we provide the boots-on-the-ground support to meet it. We help you move from “we think our residents are safe” to “we have the data to prove it.”

Safety shouldn't be a headache, but it must be practical. The 2026 deadline might feel distant, but the work of auditing a residential portfolio starts now.

Is your portfolio ready for the shift to person-centred safety? Let's get a plan in place.