Fire safety is one of the most important responsibilities involved in managing residential buildings. It is also an increasingly complex area, particularly for older, converted and listed properties.
Changes in contractor availability, differing specialist services and evolving fire safety requirements have prompted us to undertake a comprehensive review of our fire safety management processes.
I want to explain why this work is necessary, what we are reviewing and why we are asking for your patience while we work through it.
CHANGES TO CONTRACTOR AVAILABILITY
Brighton Fire Alarms has advised us that it will no longer undertake certain building works, affecting listed buildings and some other properties within our management portfolio.
We have therefore been speaking with alternative contractors to establish suitable arrangements for the buildings affected.
These discussions have highlighted considerable differences in the services available. Some contractors specialise in alarm servicing and testing, others in fire risk assessments, fire doors or remedial building works. The scope of their quotations, supporting documentation and ability to work on older buildings can also vary.
Appointing replacement contractors therefore requires careful consideration. We need to understand precisely what each contractor will undertake and how their work fits with the wider fire safety requirements of each building.
WHY EACH BUILDING NEEDS ITS OWN APPROACH
Our managed buildings vary considerably in age, construction, layout and use. A solution appropriate for one property may require a different approach elsewhere.
For older and listed buildings, fire safety recommendations may also need to be coordinated with specialist advice and any necessary heritage or statutory approvals.
Our review is therefore considering:
- the findings and outstanding recommendations in each building’s fire risk assessment;
- the specialists needed to assess, specify and carry out relevant works;
- the scope of contractor quotations and any exclusions;
- the records and certification provided when work is completed;
- and how inspections, maintenance and follow-up actions are recorded and monitored.
The objective is to establish clear responsibilities and a coordinated approach for each building.
RESIDENTIAL PERSONAL EMERGENCY EVACUATION PLANS
A further development this year is the introduction of Residential Personal Emergency Evacuation Plans, often called Residential PEEPs or RPEEPs.
The new regulations came into force in England on 6 April 2026. They apply to residential buildings containing two or more homes that are:
- at least 18 metres high or have seven or more storeys;
- or more than 11 metres high and operate a simultaneous evacuation strategy, under which residents are instructed to leave immediately in the event of a fire.
For buildings within scope, the requirements include taking reasonable steps to identify residents who may have difficulty evacuating independently and offering them a person-centred fire risk assessment.
Where residents participate, the process includes considering appropriate measures and recording agreed emergency evacuation arrangements.
These are specific duties for qualifying buildings. They do not mean that every resident in every managed building must have an RPEEP.
We are reviewing which buildings are affected and how the relevant arrangements should be coordinated with their existing fire risk assessments and evacuation strategies.
Further information is available in the Government’s Residential PEEPs guidance.
REVIEWING OUR SYSTEMS AND PROCEDURES
Taken together, these developments require a thorough review of how we organise and record fire safety management.
We are reviewing our contractor arrangements, compliance records, follow-up procedures and communications with clients and residents. We are also monitoring further legislative developments so that confirmed changes can be incorporated into our procedures.
This is a substantial exercise involving discussions with several specialists and detailed consideration of individual buildings.
We ask for your patience while we complete this review and put the resulting arrangements in place.
Some matters may require additional surveys, clarification of technical advice or revised quotations before we can provide a clear recommendation. Where this affects your building, we will explain the position and any decisions or approvals required.
Please continue to report urgent fire safety concerns promptly. Our review does not change the need for those concerns to be assessed and acted upon.
REVIEWING THE SCOPE AND COST OF OUR SERVICES
The additional coordination and administration involved in fire safety management is also prompting us to review the scope and pricing of our building management services.
Once we have completed this work, we will discuss any proposed changes with the relevant freeholder, management company or directors. We will explain what is included in the management fee and identify any additional services and associated charges.
This newsletter does not introduce any fee changes. Any proposals will be communicated separately, with the relevant notice and agreement obtained before they take effect.
HOW YOU CAN HELP
Please respond promptly if we contact you for information, access arrangements or approval relating to your building.
If you, or someone living in your property, may have difficulty evacuating independently, please contact our team privately so that we can discuss the appropriate next steps. Please avoid sending detailed medical information in a general email.
Landlords who let their flats can also help by ensuring that relevant building fire safety information reaches their tenants and that our team has up-to-date contact details.
THANK YOU FOR YOUR PATIENCE
We appreciate that fire safety requirements can be complicated and that further assessments or recommendations may raise questions about both timing and cost.
Our aim is to provide clear advice, appoint suitable specialists and ensure that recommended actions are properly considered and followed through.
Thank you, as always, for your patience, cooperation and continued trust in Town & Country Property Services.
Kind regards,
Stephen Chipp
Director
