Fire Safety for HMOs: A Complete Guide for Landlords

Fire safety is one of the most critical legal and moral responsibilities for landlords of Houses in Multiple Occupation (HMOs). With multiple tenants sharing a property—often unfamiliar with one another—fire risks increase significantly, and so do the consequences of non-compliance.

This guide explains what fire safety in HMOs involves, your legal duties as a landlord, and how to stay compliant while protecting your tenants.

Why Fire Safety Is Especially Important in HMOs

HMOs are considered higher-risk properties because:

• Occupants may not know each other’s routines

• Kitchens and electrical appliances are shared

• Escape routes are often shared or obstructed

• Tenants may be asleep at different times

Because of this increased risk, HMOs are subject to stricter fire safety regulations than single-let properties.

Legal Responsibilities for HMO Fire Safety

As an HMO landlord, you must comply with:

• The Housing Act

• The Regulatory Reform (Fire Safety) Order

• Local authority licensing conditions

Failure to comply can result in:

• Heavy fines

• Rent repayment orders

• HMO licence revocation

• Prosecution in severe cases

Key Fire Safety Requirements for HMOs

1. Fire Risk Assessment

A fire risk assessment must be carried out by a competent person and reviewed regularly. It identifies:

• Fire hazards

• People at risk

• Measures to reduce risk

• Emergency escape arrangements

This assessment should be documented and available for inspection.

2. Fire Alarm and Detection Systems

Most HMOs require a Grade A or Grade D fire alarm system, depending on size and layout. This typically includes:

• Smoke detectors in bedrooms, hallways, and communal areas

• Heat detectors in kitchens

• A central control panel (for larger HMOs)

All systems must be:

• Installed by a competent professional

• Tested weekly

• Serviced at least annually

3. Fire Doors and Compartmentation

Fire doors are essential to prevent the spread of fire and smoke. Requirements usually include:

• FD30 fire doors to bedrooms, kitchens, and high-risk areas

• Self-closing mechanisms

• Intumescent strips and smoke seals

• No damage or gaps

Fire doors should never be wedged open.

4. Emergency Lighting and Escape Routes

Escape routes must be:

• Clearly defined

• Kept clear at all times

• Well lit, even during power failure

Emergency lighting is usually required in:

• Hallways

• Staircases

• Communal areas without natural light

Fire exit signage may also be required depending on the property layout.

5. Firefighting Equipment

HMOs often require:

• Fire blankets in shared kitchens

• Fire extinguishers in communal areas (where recommended by the risk assessment)

All equipment must be:

• Easily accessible

• Clearly labelled

• Maintained annually

Tenant Responsibilities and Fire Safety Information

Landlords must:

• Provide tenants with fire safety instructions

• Explain escape routes and alarm procedures

• Display fire action notices in communal areas

Tenants should be encouraged to:

• Report hazards immediately

• Never tamper with fire safety equipment

• Keep escape routes clear

Inspections and Ongoing Maintenance

Fire safety is not a one-off task. You should:

• Test alarms weekly

• Record all checks in a fire safety logbook

• Repair or replace faulty equipment immediately

• Review the fire risk assessment after changes to the property

Local authorities can inspect HMOs at any time.