Refuge Areas in UK Buildings: When They’re Required, How to Design Them, and How They Fit Into Your Fire Plan
- Metro-Pat FM LTD
- Sep 25
- 5 min read
In a fire, not everyone can leave a building quickly. People who use wheelchairs, have mobility issues, injuries, or other impairments may need a safe place to wait briefly for assistance. That’s the role of a refuge area: a protected space where occupants can stay temporarily, communicate with trained staff, and be evacuated in a controlled way. It is not a final exit; it’s part of a broader evacuation strategy.
Important principle: Your emergency plan must not rely on the fire service to evacuate occupants. You need trained staff, suitable equipment, and a rehearsed plan to assist anyone who may require help.
METRO PAT FM LTD provides professional fire risk assessments across London for landlords, HMOs, rental properties, and all business sectors. We identify whether refuge areas are required, verify that they meet standards, and ensure they integrate with your evacuation procedures.
When do you need a refuge area?
Typically required in multi-storey workplaces and public buildings, such as:
Offices, retail, and commercial properties
Hospitals, healthcare premises, and care homes
Educational buildings (schools, colleges, universities)
Hotels, leisure centres, and assembly venues
Shopping centres and transport hubs
Residential buildings:
In many purpose-built blocks, sheltered housing, and HMOs, refuge arrangements or alternative provisions may be required depending on design, stay-put policies, compartmentation, and specific resident needs.
Legal context:
UK fire safety law requires responsible persons to plan for the safe evacuation of everyone, including those who need assistance. A competent fire risk assessment will confirm whether refuges are required based on your building’s design, occupancy profile, and protection measures.
What makes a safe refuge area?
Fire-resisting construction:
Located within a protected lobby, corridor, or landing adjacent to a protected escape route.
Minimum 30 minutes’ fire resistance (often more depending on building).
Properly fire-stopped penetrations; doors with appropriate fire/smoke seals and self-closing devices.
Adequate space:
Room for at least one wheelchair without narrowing or obstructing the escape route.
Clear width maintained for other evacuees to pass safely.
Two-way communication:
A hands-free, monitored intercom or Type B emergency voice comms unit allowing occupants to call for help and receive instructions.
Connected to a staffed control point or reception/security where feasible.
Signage and wayfinding:
BS 5499/ISO compliant signs clearly identify refuge locations.
Wayfinding is legible, consistent, and visible from key access points.
Environmental conditions:
Smoke control (where applicable), adequate lighting, and minimal trip hazards.
Kept free of storage and obstructions at all times.
Integration:
Included in your fire strategy and emergency plan.
Staff trained to respond, communicate, and assist with evacuation.
Where should refuges be located?
Typical placements:
On each floor (except ground floors that discharge directly to a final exit).
Adjacent to protected staircases or within protected lobbies.
On escape routes without impeding flow.
Practical considerations:
Proximity to evacuation equipment (e.g., evacuation chairs stored by stair cores).
Within reach of the communication system and visible signage.
Avoid isolated or dead-end locations; prioritise areas with controlled smoke spread and reliable protection.
Refuge areas need a plan: PEEPs and GEEPs
Personal Emergency Evacuation Plans (PEEPs):
For individuals who need assistance.
Should specify:
Refuge location(s) and preferred waiting point.
Named helpers/roles (with deputies).
Required equipment (e.g., evacuation chair, transfer aids).
Primary and secondary evacuation routes.
Procedures for lift use (where evacuation lifts are available and compliant).
Reviewed at least annually and whenever circumstances change (new staff/residents, building alterations).
General Emergency Evacuation Plans (GEEPs):
For visitors and members of the public who may need assistance.
Include how assistance is offered, how communication is managed, and where temporary safe waiting points are.
Front-of-house staff trained to identify and implement GEEP procedures.
Evacuation options: beyond refuges
Evacuation chairs:
Positioned at stair cores; staff trained and refreshed regularly.
Maintenance and inspection recorded.
Evacuation lifts:
Only lifts designed and maintained as evacuation lifts should be used in fire emergencies.
Requires robust fire strategy, protected power supplies, and trained operators.
Horizontal evacuation:
In hospitals and care homes, moving occupants to adjacent fire compartments may be safer and faster than vertical evacuation.
Stay-put strategies:
May be appropriate in certain residential blocks with robust compartmentation; must be risk-assessed, documented, and supported by building design and management practices.
Even with stay-put, refuge arrangements for those in communal areas might still be necessary.
Compliance and standards to consider
Regulatory Reform (Fire Safety) Order 2005 (RRO)
Fire Safety Act 2021 and Fire Safety (England) Regulations 2022 (for multi-occupied residential buildings)
Building Regulations (Part B) and associated Approved Documents
BS 9991 (residential), BS 9999 (non-residential), BS 5839 (fire detection and alarm), BS 5588 legacy guidance, and relevant evacuation lift standards
Equality Act 2010: reasonable adjustments for disabled persons
Local fire authority guidance and your building’s fire strategy
Common pitfalls we see
Refuges used for storage, blocking space and access.
No two-way communication, or systems not monitored.
Insufficient door performance or compromised fire-stopping.
No PEEPs/GEEPs; over-reliance on “call the fire service”.
Evacuation chairs present but no training or maintenance.
Signage inconsistent or unclear; poor wayfinding.
Strategies not aligned with real staffing levels (e.g., night shift coverage).
Maintenance and testing
Routine checks:
Confirm refuges are clear and accessible.
Test communication systems and record results.
Inspect doors, seals, and self-closers.
Verify operation and readiness of evacuation equipment.
Training and drills:
Staff trained on assisting, communication protocols, and equipment use.
Include assisted-evacuation scenarios in drills (using safe, realistic simulations).
Review:
At least annually as part of your fire risk assessment.
After building alterations, occupancy changes, or incident learnings.
Quick questions and answers
Who uses a refuge area?
Anyone unable to evacuate quickly without assistance (mobility impairments, injuries, late-stage pregnancy, temporary conditions).
Do all buildings need refuge areas?
No. They are commonly required in multi-storey public and work buildings and may be needed in some residential/HMO contexts depending on design and risk assessment.
How often should refuges be checked?
Regularly as part of routine fire safety checks, with at least an annual review in your fire risk assessment.
What if my building needs refuges but doesn’t have them?
You should install and integrate them into your emergency plan to remain safe and compliant.
What equipment should a refuge area have?
Two-way communication, compliant signage, adequate protected space; evacuation chairs or lifts where appropriate; and trained staff.
How METRO PAT FM LTD can help
Fire risk assessments in London:
We provide comprehensive fire risk assessments for landlords, HMOs, rental properties, and all business sectors across London.
What we deliver:
Confirmation of whether refuge areas are required for your building.
Design and location guidance aligned with UK law and standards.
Checks on fire-resisting construction, doors, signage, and communication systems.
Integration into your evacuation strategy, including PEEPs/GEEPs.
Training recommendations, evacuation equipment selection, and maintenance schedules.
Practical, prioritised action plans with timescales and cost-conscious options.
Ready to improve safety and compliance?
Book a fire risk assessment with METRO PAT FM LTD.
We’ll assess your property, identify refuge area needs, and help you implement a robust plan that protects all occupants and meets legal requirements.