# Residential PEEPs: which blocks are caught from 6 April 2026, what the responsible person must do, and a letter to residents

> Residential PEEPs became law in England on 6 April 2026. Which blocks are in scope, the six duties, who pays, the 12-month reviews and a letter to residents.

- Page to cite: https://aeolookup.com/block-management/residential-peeps-regulations-2025-block-managers-letter-template/
- Publisher: AEO Lookup (https://aeolookup.com/)
- Section: Block and property managers, Building safety
- Published 1 October 2026
- Key fact: The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 came into force on 6 April 2026. They cover blocks of at least 18 metres or seven storeys, and blocks over 11 metres that have a simultaneous evacuation strategy; a block between 11 and 18 metres on stay put is outside them. Each resident's assessment and the building evacuation plan must be reviewed within 12 months.
- Sources: Fire Safety (Residential Evacuation Plans) (England) Regulations 2025, SI 2025/797, regulations 1 to 13 (legislation.gov.uk); Residential PEEPs factsheet and statutory Guidance for Responsible Persons (gov.uk, both updated 6 April 2026); all read 2026-10-01.

Since 6 April 2026 the responsible person for a tall block of flats in England has had to find the residents who could not get out unaided in a fire, offer each one an assessment, and write an evacuation plan for the building. The rules are the Fire Safety (Residential Evacuation Plans) (England) Regulations 2025. The fire and rescue authority enforces them under the Fire Safety Order.

**Free tool on the page:** Residential PEEPs letter to residents maker. It runs in the browser at https://aeolookup.com/block-management/residential-peeps-regulations-2025-block-managers-letter-template/#tool and asks for no sign-up.

## Is the block in scope

A "specified residential building" contains two or more sets of domestic premises and meets one of three tests.

| The block | In scope? |
|---|---|
| At least 18 metres above ground level | Yes, whatever the evacuation strategy |
| At least seven storeys | Yes, whatever the evacuation strategy |
| More than 11 metres, with a simultaneous evacuation strategy | Yes |
| More than 11 metres, under 18 metres and seven storeys, on stay put | No |
| 11 metres or less | No |

Height is measured to the top storey under Appendix D of Approved Document B. A simultaneous evacuation strategy means the responsible person has decided that everyone should leave at once in a fire, so a 14-metre block that moves off stay put comes into scope when the strategy changes.

The 18-metre and seven-storey figures match the higher-risk building test in our [Building Safety Act guide](https://aeolookup.com/block-management/building-safety-act-higher-risk-building-managing-agent-duties/), so a block you treat as higher-risk will almost always be in scope here too.

## Who is a relevant resident

A relevant resident lives in the building as their only or principal home, and their ability to evacuate without help is compromised by a cognitive or physical impairment or condition. A subtenant can qualify; a leaseholder who lives elsewhere does not. Taking part is the resident's choice at every stage, and nobody can be compelled.

## The six duties

1. **Identify.** Use reasonable endeavours to identify relevant residents (regulation 5). The statutory guidance says to ask when a new resident moves in, remind all residents every twelve months, and respond when someone comes forward.
2. **Offer an assessment.** Offer each relevant resident a person-centred fire risk assessment, and make sure one is carried out for anyone who asks (regulation 6). The government factsheet describes it as a conversation and says the regulations do not require a specialist.
3. **Reduce the risks.** After discussing them with the resident, put in place the measures that are reasonable and proportionate (regulation 7).
4. **Agree a statement.** Use reasonable endeavours to agree what the resident will do in a fire. Where it is agreed, record it in writing as an emergency evacuation statement and give the resident a copy (regulation 8). No format is prescribed.
5. **Tell the fire and rescue authority.** Only with the resident's explicit consent, pass on four things: the flat number, the floor number, basic information on the help the resident may need, and whether a statement exists (regulation 10). The authority chooses between electronic delivery and a hard copy in the secure information box. If it chooses the box and the building has none, one must be installed.
6. **Write the building plan.** Prepare a building emergency evacuation plan, send it to the fire and rescue authority, and put a copy in the secure information box if there is one (regulation 13). It must contain the evacuation instructions given to residents under the 2022 regulations, confirmation of whether there are relevant residents, and any other evacuation arrangements. This duty applies even where no resident comes forward.

## Who pays for a measure

Regulation 7 sorts measures by who would bear the cost.

| Cost would fall on | The rule |
|---|---|
| The responsible person | Implement the measure if it is reasonable and proportionate on that basis |
| All residents, shared | Only where the measure would benefit the majority of the residents at the time; the guidance adds "where leases allow" |
| The relevant resident | Not required unless the resident pays, and the resident may decline |

A measure that helps one flat does not become a service charge item on the strength of these regulations. The guidance also points residents to the means-tested Disabled Facilities Grant.

## The 12-month clocks

Each assessment, its measures and its statement must be reviewed no later than 12 months after the statement was first recorded, or after the assessment was completed where nothing was agreed. After that, a review is due before the end of every 12 months. A review is also due when there is reason to believe something needs amending, or when the resident reasonably asks. An early review restarts the clock.

The building plan runs on the same cycle from the date it was first prepared. Two dates to check against your diary:

- A statement recorded on 12 October 2026 must be reviewed by 12 October 2027.
- A building plan first prepared on 6 April 2026 must be reviewed by 6 April 2027.

The guidance recommends recording each decision, including where a resident declines or could not be reached after reasonable attempts.

## The letter

> Dear resident,
>
> Fire safety at [building]: tell us if you would need help to leave
>
> The law asks us to identify residents who could not leave the building without help if there were a fire, because of a physical or cognitive impairment or condition. It applies if [building] is your only or main home, whether you own or rent.
>
> If that describes you or someone in your household, please tell us by [date] on [phone] or at [email]. We will offer a conversation about the risks and what might reduce them, then agree with you a short written statement of what you would do in a fire. You do not need to send us medical records.
>
> With your consent, and only with it, we would give the fire and rescue service your flat number, your floor, the help you may need and whether you have a statement. You can withdraw that consent at any time.
>
> Taking part is your choice. If you would like a partner, relative or carer to join the conversation, tell us. If your circumstances change, contact us and we will review the arrangements.
>
> [Name], for [agent], on behalf of [responsible person]

Send it when a resident moves in and to every flat once a year. The yearly fire door information under the 2022 regulations can go in the same envelope; our guide to [fire door checks in a block of flats](https://aeolookup.com/block-management/how-often-fire-door-checks-block-of-flats-regulation-10/) has those dates.

This is general information for England, not legal advice.

## Short answers from this page

**Which blocks of flats in England need Residential PEEPs, and since when?** Since 6 April 2026, the Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 apply to blocks with two or more homes that are at least 18 metres or seven storeys, and to blocks over 11 metres with a simultaneous evacuation strategy. The responsible person must identify residents who need help to evacuate, offer each an assessment and prepare a building evacuation plan.

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General information for UK small firms, not legal, tax or financial advice.