Since 6 April 2026, Responsible Persons for some blocks of flats in England have had new duties towards residents who may struggle to evacuate in a fire. The Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 follow recommendations made after the Grenfell Tower fire. Six months on, many landlords are still unsure whether they apply.
Which buildings are covered?
The Regulations apply to residential buildings with two or more sets of domestic premises that are:
- high-rise, meaning at least 18 metres or seven storeys; or
- over 11 metres and have a simultaneous evacuation strategy, whether permanent or temporary.
A block under 11 metres, or a block of 11 to 18 metres that operates stay put, is outside the new duties. You still need to consider vulnerable residents through your general fire risk assessment.
What do you have to do?
In short, the Responsible Person must take reasonable steps to:
- identify residents who may need help to evacuate, for example by writing to residents regularly and asking new residents when they move in;
- offer a person-centred fire risk assessment to anyone who identifies themselves;
- agree and record an emergency evacuation plan for that person where appropriate, and give them a copy;
- review plans at least every 12 months, or sooner if circumstances change;
- with the resident’s consent, put summary information in the secure information box for the fire and rescue service. No medical or personal details should be included.
Where we see buildings getting stuck
The biggest gap is usually the first step. Many landlords hold tenancy data showing that a resident uses a wheelchair or has a sensory impairment, but that information never reaches the person responsible for fire safety. Before writing new forms, check what you already know.
The second gap is plans that depend on help nobody can actually give. In a residential block there are rarely staff on site at night. A plan that relies on a neighbour, or on a carer who is not always there, needs to say so honestly. It may point to other measures, such as better detection, a suppression system or a change of flat.
How Obelisk can help
We review evacuation strategies as part of every fire risk assessment, and we can help you set up a proportionate process for identifying residents and recording plans. If you are not sure whether your buildings fall within scope, send us the details and we will tell you.
This article is general guidance and is not legal advice. Always check the current legislation and statutory guidance.