Whether you’re a property manager overseeing a multi-storey development, a landlord with a single buy-to-let flat, or a tenant making a home in a shared block, fire safety is a collective responsibility.
At Bath & West Fire & Safety, we’ve spent over 30 years helping people across Bath, Wiltshire, and Somerset stay compliant and, more importantly, stay safe. With major regulatory shifts arriving in 2026, it has never been more vital to understand your role in the building’s safety ecosystem.
The Legal Landscape: What’s New for 2026?
Fire safety legislation has seen significant updates recently, notably with the Fire Safety (England) Regulations 2022 and the Building Safety Act. However, 2026 marks a milestone for person-centred safety and stricter standards.
1. New Person-Centred Evacuation Plans (PEEPs)
From 6 April 2026, the Fire Safety (Residential Evacuation Plans) (England) Regulations 2025 come into full effect. This is a direct response to the Grenfell Inquiry.
- The Mandate: Managers of residential blocks over 11 metres (with simultaneous evacuation) and all high-rises over 18 metres must identify residents who may struggle to evacuate independently.
- Action Required: You must offer these residents a Person-Centred Fire Risk Assessment (PCFRA)and share this data with the local Fire and Rescue Service.
2. Awaab’s Law & Emergency Repairs
Phase 2 of Awaab’s Law expands in 2026 to include fire and electrical risks. Landlords are now legally required to investigate “emergency hazards” – such as a failed fire door or dangerous wiring – within 24 hoursand fix them within 15 days.
3. The “Second Staircase” Rule
As of 30 September 2026, all new residential buildings taller than 18 metres must be designed with at least two escape staircases to ensure safer evacuation routes.
Essential Advice for Managers: The Compliance Checklist
If you are the “Responsible Person” (RP), you must ensure the building’s fire safety measures are robust. Use this checklist to stay ahead of the April 2026 deadline:
- The Fire Risk Assessment (FRA): Ensure your FRA covers external walls and flat entrance doors. Review it annually.
- Identify “Relevant Residents”: Audit your building to identify those with mobility, cognitive, or sensory impairments.
- Draft Evacuation Statements: Create individual written plans for residents who need assistance and update your Secure Information Box (SIB).
- Fire Door Checks: Conduct quarterly checks on communal doors and annual “best endeavour” checks on flat entrance doors.
Landlords: Protecting Your Demise
While the block manager looks after the “shell,” you are responsible for the safety within the flat.
- Smoke & CO Alarms: You must have a working smoke alarm on every storey and a carbon monoxide alarm in rooms with fixed combustion appliances.
- The “First Day” Test: Always test alarms on the first day of a new tenancy and keep a written record.
- Electrical Safety: Ensure your EICR is valid and all provided appliances are PAT tested to meet the 2026 standards.
Tenants: Habits That Save Lives
Fire safety isn’t just about sensors; it’s about daily habits.
- Clear Corridors: Never leave bikes, prams, or rubbish in communal hallways. In a fire, these become deadly trip hazards in zero visibility.
- Respect Fire Doors: Never wedge a fire door open. It renders the building’s “compartmentation” useless, allowing smoke to spread.
- Know Your Strategy: Ask your manager if your block operates a “Stay Put” or “Simultaneous Evacuation” policy. Knowing this before an alarm sounds is critical.
Professional Maintenance in Bath & Wiltshire
From Automatic Opening Vents (AOVs) to Emergency Lighting, these systems must work first time, every time. At Bath & West Fire & Safety, we provide professional servicing to BS 5839 and BS 5266 standards.
Don’t wait for the April 2026 deadlines to arrive. Whether you need a fresh Fire Risk Assessment or help drafting Person-Centred Evacuation Plans, our family-run team is here to help.