High-Rise Residential PEEP

High-Rise Residential PEEPs: Complete Guide to Building Safety Act 2022 Requirements

High-rise residential buildings now face explicit legal requirements to develop Personal Emergency Evacuation Plans (PEEPs) for residents who are unable to self-evacuate. The Building Safety Act 2022 introduced these mandatory obligations, which became fully enforceable from April 2026. This guide explains your legal duties, how to implement compliant PEEPs, and practical solutions for high-rise apartment blocks and residential buildings.

Understanding High-Rise Residential Buildings Under the Building Safety Act 2022

The Building Safety Act 2022 defines high-rise residential buildings as buildings with 7 or more storeys containing 7 or more dwellings. This applies to most apartment blocks, residential complexes, and multi-unit housing in the UK. If your building meets this definition, PEEP obligations are no longer optional—they are a legal requirement.

The legislation introduced a new role: the “accountable person.” Building owners, managers, and landlords are typically the accountable persons responsible for ensuring adequate evacuation arrangements are in place for all residents, including those who need assistance.

From April 2026, the regulations became explicit and enforceable. This means building managers must proactively identify residents who cannot self-evacuate and create written plans for them. Failing to do so can result in enforcement action, fines, and in serious cases, prosecution.

What Counts as a High-Rise Residential Building?

A high-rise residential building under the Building Safety Act 2022 must meet two criteria:

  • 7 or more storeys (the building has 7 or more floors)
  • 7 or more dwellings (the building contains at least 7 separate residential units/flats)

This definition applies to:

  • Purpose-built apartment blocks and flats
  • Converted residential buildings (old hotels, offices converted to flats)
  • Mixed-use buildings with residential units on upper floors (if 7+ dwellings)
  • Sheltered housing and retirement communities
  • Student accommodation with 7+ units

Buildings with fewer than 7 storeys or fewer than 7 dwellings are not covered by the Building Safety Act 2022 PEEP requirements (though other fire safety laws may still apply). Communal buildings, office conversions with fewer than 7 residential units, and houses converted to HMOs with fewer than 7 units fall outside these specific requirements.

Legal Framework for High-Rise Residential PEEPs

Multiple pieces of legislation work together to create PEEP obligations for high-rise residential buildings:

Building Safety Act 2022

The Building Safety Act 2022 is the primary legislation creating PEEP obligations for high-rise residential buildings. It introduced the concept of “higher-risk buildings” and required specific evacuation planning for residents. The Act places specific duties on the accountable person (building owner or manager) to ensure safe evacuation for all residents.

The Act also created the Building Safety Regulator role, which monitors compliance and can take enforcement action against non-compliant building owners and managers.

Fire Safety Order 2005

Although primarily aimed at workplaces and public buildings, the Regulatory Reform (Fire Safety) Order 2005 established the foundational principle that fire risk assessments must consider people unable to evacuate without assistance. These principles apply equally to high-rise residential buildings.

Building managers must conduct fire risk assessments that specifically identify residents with reduced mobility, disabilities, or other factors that affect their ability to evacuate.

Equality Act 2010

The Equality Act 2010 requires reasonable adjustments for disabled people. In the context of emergency evacuation, this means creating PEEPs for residents with disabilities that affect their ability to evacuate. Failing to do so can result in discrimination claims.

Health and Safety at Work Act 1974

Although this Act primarily applies to workplaces, the principle that safe systems and procedures must be in place applies to any building where the accountable person has responsibility for occupants.

April 2026 Regulations: What Changed?

From April 2026, new regulations made PEEP requirements explicit and enforceable in law. Before this date, PEEPs for residential buildings were considered “good practice.” After April 2026, they became mandatory legal requirements.

Key changes from April 2026:

  • Accountable persons must actively identify residents unable to self-evacuate
  • Written evacuation plans (PEEPs) must be created for these residents
  • Plans must be reviewed at least annually
  • Information about evacuation procedures must be provided to residents
  • Relevant information must be shared with the local fire and rescue service
  • Suitable evacuation equipment must be provided and maintained
  • The Building Safety Regulator can enforce compliance and issue penalties

Buildings that were not in compliance by April 2026 are now liable to enforcement action. Building Safety Regulator inspections are ongoing, and non-compliance can result in significant penalties.

Your Legal Obligations as Building Owner or Manager

Identify Residents Needing Evacuation Assistance

The first legal duty is to identify which residents cannot evacuate without assistance. This is not a one-time task. You must:

  • Conduct a fire risk assessment that considers residents’ evacuation abilities
  • Actively seek information about residents with disabilities or mobility issues
  • Provide accessible methods for residents to disclose evacuation needs
  • Regularly check for changes in residents’ circumstances (new residents, changed needs)
  • Not discriminate against residents or make assumptions based on age alone

The key question is: can this resident evacuate the building unaided in a reasonably prompt manner during an emergency? If the answer is “no,” they need a PEEP.

Create Written Evacuation Plans (PEEPs)

For every resident identified as needing assistance, you must create a written Personal Emergency Evacuation Plan. The plan should include:

  • Resident’s name, flat number, and usual location in the building
  • Clear description of how their disability or condition affects evacuation ability
  • Can they hear/see standard fire alarms? (hearing/vision impairment details)
  • Primary evacuation route and alternative routes
  • Evacuation method (independently, with assistance, using equipment)
  • Names of designated staff or neighbours to assist (with backup personnel)
  • Any specialist evacuation equipment needed (evacuation chairs, slide sheets, etc.)
  • Communication method during an emergency (e.g. mobile phone, intercom, radio)
  • Use of refuge areas if applicable (waiting areas safe from fire/smoke)
  • Procedure if designated assistants are unavailable
  • Review date (maximum 12 months from creation)
  • Signatures confirming resident agreement and understanding

The PEEP must be person-specific. A generic “template” approach that treats all residents the same is legally insufficient.

Provide Evacuation Equipment

If residents need specialist equipment to evacuate safely, you must provide it and maintain it. Common equipment includes:

  • Evacuation chairs (manual or powered) for people unable to use stairs
  • Evacuation sheets or rescue slides for bedbound residents
  • Visual alarm devices for deaf or hard-of-hearing residents
  • Refuge area communication systems (intercoms, telephones)
  • Lighting or guidance systems for blind or visually impaired residents
  • Oxygen or medical equipment for residents with chronic health conditions

You must ensure staff know where equipment is located and how to use it safely. Regular maintenance and testing are essential.

Train Staff and Designated Assistants

Staff assigned to assist residents must receive appropriate training. This includes:

  • How to use evacuation equipment safely
  • Specific procedures for evacuating each resident with a PEEP
  • How to communicate during evacuation (especially with deaf or hard-of-hearing residents)
  • How to identify which residents need assistance during an emergency
  • First aid and mental health support basics
  • Physical handling techniques (if applicable) with manual handling risk assessments

Training must be documented and refreshed at least annually.

Review Plans at Least Annually

You must review each PEEP at least once per year. More frequent reviews may be needed if:

  • A resident’s health or mobility changes
  • The resident moves to a different flat
  • Building layout or fire safety systems change
  • Designated staff or neighbours move away
  • Evacuation equipment changes or becomes unavailable

Updated PEEPs must be documented, and all relevant staff must be informed of changes.

Provide Resident Information

Residents have the right to know about evacuation procedures and how you will help them evacuate safely. You must:

  • Provide written information about evacuation procedures to all residents
  • Make information available in accessible formats (large print, braille, audio, easy read)
  • Explain individual PEEPs to residents and confirm they understand
  • Provide contact information for questions or concerns about evacuation
  • Share information about any evacuation equipment in the building

Share Information With Fire and Rescue Service

You must share relevant information with the local fire and rescue service. This includes:

  • Details of residents who cannot self-evacuate
  • Locations of residents requiring assistance (e.g. which flats, which floors)
  • Details of any specialist evacuation equipment in the building
  • Details of refuge areas where residents may need to wait for assistance
  • Contact procedures during evacuation (who to contact, how to identify residents)

Fire services use this information to prioritise rescue operations if evacuation assistance is needed during an actual emergency. Providing accurate information can save lives.

Practical Solutions for High-Rise Residential Buildings

Evacuation Chairs for Mobility-Impaired Residents

Evacuation chairs are the most common solution for residents unable to use stairs. These manual or powered devices allow one or two trained staff to transport wheelchair users or mobility-impaired residents down multiple flights of stairs safely.

Costs range from £2,500-£8,000 per chair depending on type and features. Most high-rise buildings need multiple chairs positioned strategically. Building Safety Act requirements assume buildings will have evacuation chairs available.

Staff must receive formal training (typically 4-8 hours) before using evacuation chairs. Training should be documented and refreshed annually.

Refuge Areas With Communication Systems

Refuge areas are protected spaces where residents can wait safely while awaiting evacuation assistance. They are typically areas protected by fire-resistant construction, with a communication system connecting to a monitored location (fire control room or external monitoring station).

Building Safety Act regulations expect high-rise buildings to have refuge areas positioned appropriately throughout the building, especially near lifts. Residents using refuge areas must be able to communicate their location to emergency services.

Modern refuge systems include:

  • Emergency intercoms connecting to fire control room
  • Two-way radios for communication with evacuation teams
  • Visual indicators showing refuge is occupied
  • Adequate space for wheelchair users and ambulant disabled people
  • Lighting and climate control

Evacuation Lifts

Some high-rise residential buildings may have evacuation lifts—specialist lifts that remain operational during a fire to allow evacuation of mobility-impaired residents and emergency responders. These are expensive (£50,000-£150,000+ installation) and require specialist technical expertise.

Evacuation lifts are often found in larger buildings or those purpose-built with Building Safety Act compliance in mind. They are less common in retrofitted buildings due to cost.

Neighbour and Staff Buddy Systems

For buildings without extensive specialist equipment, buddy systems pairing residents with designated staff or trained neighbours can be effective. The buddy:

  • Knows the resident’s evacuation needs
  • Is trained to assist the resident safely
  • Is available during the hours the resident is typically in the building
  • Has a backup person in case they are unavailable
  • Is documented in the resident’s PEEP

Buddy systems work best for buildings where residents have similar mobility needs and staff availability is predictable (e.g., communal lounges with staff on duty).

Technology Solutions

Some buildings use technology to enhance evacuation planning:

  • PEEP management software tracking resident needs and plans
  • Mobile apps alerting designated assistants when evacuation is needed
  • Digital signage showing evacuation routes and refuge locations
  • Real-time communication systems between residents and emergency responders
  • Automated systems logging when PEEPs are reviewed or equipment tested

Technology should enhance (not replace) staff training and clear procedures.

Common Challenges and Solutions

Identifying Residents Who Need PEEPs

Challenge: Many residents don’t disclose disabilities or mobility issues.

Solution: Use multiple identification methods—welcome packs asking about evacuation needs, annual check-ins, liaison with occupational health services, encouragement of self-disclosure with confidentiality guarantees.

Obtaining Resident Agreement for PEEPs

Challenge: Some residents refuse to have a PEEP or don’t want their evacuation needs documented.

Solution: Explain legal obligations clearly, emphasise confidentiality, explain safety benefits, offer choice in evacuation method where possible, involve disability advocates if necessary. Document when residents refuse assistance.

Staffing for Evacuation Assistance

Challenge: Not enough staff available to assist all residents who need help evacuating.

Solution: Invest in evacuation equipment (chairs, slides) reducing reliance on staff, develop trained neighbour buddy systems, liaise with local fire service about support, consider 24/7 staffing in buildings with many residents needing assistance.

Managing Turnover of Residents

Challenge: New residents move in, existing residents move out regularly, making identification and planning difficult.

Solution: Implement systematic process for all new residents (welcome packs, conversations about evacuation needs), update PEEP register when residents leave, maintain staffing continuity for buddy systems.

Retrofitting Evacuation Equipment Into Older Buildings

Challenge: Older high-rise buildings may not have refuge areas or evacuation lifts, requiring retrofitting.

Solution: Start with evacuation chairs (lowest cost, highest flexibility), consider refuge area upgrades in priority locations, plan evacuation lift installation over time if building has many mobility-impaired residents, explore government funding for Building Safety improvements.

Building Safety Regulator Enforcement

The Building Safety Regulator (part of the Health and Safety Executive) monitors compliance with Building Safety Act 2022 requirements. Enforcement actions include:

  • Compliance inspections and audits of high-rise buildings
  • Enforcement Notices requiring specific actions within a timeframe
  • Prohibition Notices preventing use of building until safety issues resolved
  • Criminal prosecution with unlimited fines
  • Personal liability for senior managers or accountable persons

The Regulator has been conducting targeted inspections since April 2026. Buildings found to be non-compliant face significant penalties.

Key Takeaway: Building Safety Act 2022 PEEP Requirements

High-rise residential buildings now have explicit legal obligations to create Personal Emergency Evacuation Plans for residents unable to self-evacuate. These requirements are enforceable by the Building Safety Regulator, with penalties for non-compliance including unlimited fines and personal liability. Accountable persons (building owners and managers) must actively identify residents needing assistance, create written plans, provide equipment, train staff, and share information with fire and rescue services. Compliance is not optional—it is a legal requirement that must be met to fulfil your duty of care to residents.

Get Professional Help

If you need professional assistance creating or reviewing high-rise residential PEEPs, consult:

  • Fire safety consultants specialising in high-rise residential buildings
  • Occupational health professionals
  • Building Safety specialists
  • Your local fire and rescue service (often provide free advice)
  • Disability access consultants

For more detailed guidance on PEEP legal requirements, see our complete legal framework guide. For sector-specific guidance, explore our resources for building managers and residential PEEP requirements.

Frequently Asked Questions

Is my building covered by Building Safety Act 2022 PEEP requirements?
Your building is covered if it has 7 or more storeys AND contains 7 or more dwellings. If either criterion is not met, your building is not subject to these specific requirements (though other fire safety laws may apply).
Building Safety Act 2022 PEEP requirements became fully enforceable from April 2026. If your building is not in compliance, enforcement action is possible. There is no further grace period—compliance is required now.
The accountable person (typically the building owner or managing agent) is responsible. However, responsibility may be delegated to designated staff, property managers, or facilities managers—but ultimate accountability remains with the accountable person.
No. PEEPs and evacuation assistance are part of the accountable person’s legal duty to ensure safe evacuation. Charging residents for these services would likely breach the Equality Act 2010.
Document the refusal clearly. Explain that you have offered to create a PEEP and that the resident has declined. Continue to offer assistance if circumstances change. Document ongoing offers of help. A refusal does not remove your legal duty to have arrangements in place.
Equipment should be tested at least annually as part of PEEP reviews. More frequent testing may be necessary depending on equipment type and usage. All testing should be documented.
Update the PEEP immediately with a new designated assistant. Inform the resident and other relevant staff. If no suitable replacement is available, consider alternative methods (equipment, staff rotation, neighbour buddy).
Yes, but only relevant evacuation information (e.g., which flat, what assistance they need, where they are likely to be). You should not share full medical records. Residents should be informed that evacuation information is shared with emergency services for their safety.