The Fire Committee of the Greater London Authority Council met on Tuesday 23 June 2026 to discuss fire safety in social housing. Key concerns raised included the lack of accessible communication formats for disabled residents, the slow pace of remedial works, and the inadequacy of current regulations, particularly regarding Personal Emergency Evacuation Plans (PEEPs). The Committee heard from residents, housing associations, the Regulator of Social Housing, and the London Fire Brigade about the challenges and potential solutions in improving fire safety across London's social housing stock.

Fire Safety in Social Housing

The meeting focused heavily on the critical issue of fire safety within social housing across London. Witnesses highlighted significant concerns regarding the communication of fire risks to residents, with a particular emphasis on the needs of disabled individuals. Pamela Newman, Vice-Chair of the G15 Residents' Group, stated that residents make decisions about safety based on trust in their buildings rather than technical documents, indicating a need for clearer and more accessible information. Adam Gabsi, Co-Chair of Inclusion London, stressed the failure to provide information in accessible formats, such as large print or flashing fire alarms, for deaf and hard-of-hearing residents. He also pointed out that disabled people are often fearful of raising complaints due to being perceived as a problem, especially when costs for remediation fall on leaseholders.

The height of buildings was discussed as a factor influencing residents' perception of risk. Pamela Newman shared her experience of living in a high-rise building undergoing remedial works, describing a feeling of being trapped due to the lengthy process and communication issues. Adam Gabsi argued that height is an arbitrary figure in fire safety assessments, stating that smoke does not discriminate based on height.

Concerns were raised about the effectiveness of current regulations and the pace of change since the Grenfell Tower fire. Adam Gabsi expressed disappointment that nine years after Grenfell, disabled people are still fighting for safety and that the Residential Personal Emergency Evacuation Plans (RPEEPs) legislation has been watered down massively. Pamela Newman echoed this, noting that while awareness of risks has increased, the speed of response and accountability for reported issues remain a significant problem.

The effectiveness of the Housing Ombudsman and awareness of its services were also questioned. Adam Gabsi stated that many Londoners, particularly those outside of disability advocacy groups, are unaware of the Ombudsman's role, highlighting a gap in accessible information and communication.

The new Personal Emergency Evacuation Plans (PEEPs) regulations, which came into effect on 1 April 2026, were discussed extensively. While acknowledged as a positive step, witnesses highlighted significant gaps. Adam Gabsi pointed out inconsistencies, such as RPEEPs only applying to primary residences, and shared his personal experience of lift outages leaving him trapped. Pamela Newman emphasised the challenge of implementation and the need for landlords to truly know their residents and for the London Fire Brigade (LFB) to ensure information is up-to-date.

The Regulator of Social Housing (RSH), represented by Karen Doran, Director of Regulatory Engagement, acknowledged that failing grades have been issued to several social housing providers due to serious fire safety failings. She explained the RSH's regulatory approach, including issuing C3 and C4 grades and using investigation enforcement teams for severe cases. However, concerns were raised about the pace of remediation and the use of voluntary undertakings.

Ruth Davison, Group Chief Executive of Newlon Housing Trust, highlighted the transformative impact of the Cladding Safety Scheme (CSS) fund, which was expanded last year with an additional £1 billion. However, she noted that the CSS only funds critical life defects and that there is a funding gap for full compliance, which her organisation estimates at £50 million. She also criticised the arbitrary 11-metre height threshold for the CSS and called for leaseholder protections to be extended to buildings below this height.

Dominic Johnson, Chair of the London Councils Housing Directors Fire Safety Group, identified delays in the Building Safety Regulator's (BSR) Gateway 2 process as a major bottleneck for councils, citing issues with capacity and learning within the BSR. He stressed that while councils know what needs to be done, capacity within the market for contractors and consultants is a significant challenge.

Pamela Oparaocha, Assistant Commissioner for Prevention and Protection at the LFB, confirmed that cladding remains a significant concern, with approximately 1,500 high-rise buildings in London still having unsafe cladding. She also highlighted the growing risk from e-bikes and e-scooters, which caused over 200 fires in the past year. While acknowledging good relationships with some social housing providers, she expressed that the pace of improvement is not always matching the level of risk and that more needs to be done across the sector.

The Committee also discussed the LFB's Home Fire Safety Visits (HFSVs), noting a reduction in visits since pre-pandemic levels. Pamela Oparaocha explained the introduction of the online checker as a way to reach more Londoners and focus on higher-risk individuals, while still providing face-to-face advice and smoke alarm installations.

The discussion on PEEPs revealed that while the new regulations are a positive step, there are still significant gaps. The LFB has received over 2,000 PEEP updates to its portal, but only 488 are actual PEEPs, indicating a shortfall. The complexity of uploading information and the issue of trust between residents and landlords were identified as barriers. The LFB is committed to engaging with organisations like Inclusion London to improve this process.

The Committee also explored the idea of co-funding a London Office of Building Safety Officers to address resource shortages and potentially pay above-market rates. This was seen as a potentially impactful idea, though challenges around capacity and attracting skilled personnel were noted.

Finally, the Committee discussed the LFB's Fleet Replacement Programme, which includes investment in electric vehicles and hydrogenated vegetable oil provision to reduce carbon emissions. Concerns were raised about the safety of large batteries on electric fire appliances, with assurances given that fire safety precautions at fire stations are being appropriately managed. The LFB is also reviewing its KPIs for the Professional Standards Unit (PSU) to improve data collection and transparency, and has introduced foundational management training to enhance leadership skills in addressing concerns.

The meeting concluded with a commitment from the LFB to hold a dedicated session in October 2026 to review the practical implementation of the PEEPs regulations, inviting Assembly Members to attend.