Fire Safety for HMOs: What You Need to Do to Stay Compliant in 2025
- shafqatbaig147
- Jun 23
- 3 min read
As a UK landlord, operating a House in Multiple Occupation (HMO) brings a unique set of legal and safety responsibilities—fire safety being one of the most crucial. With multiple tenants sharing communal spaces, HMOs present a higher risk of fire-related incidents. That’s why fire risk assessments for HMOs aren’t just best practice—they’re a legal requirement.
This guide outlines all you need to know about HMO fire safety compliance, including new regulations, responsibilities, and practical actions for landlords in 2025.
What is an HMO?
An HMO (House in Multiple Occupation) is a property rented by at least three people from different households who share facilities like kitchens or bathrooms. Examples include:
Bedsits
Shared houses
Self-contained flats with shared areas
Because of shared spaces and higher footfall, fire safety obligations for HMOs are stricter than standard rentals.
Who Is the “Responsible Person”?
As defined in the Regulatory Reform (Fire Safety) Order 2005, the “responsible person” is typically the landlord or managing agent. This individual is legally required to ensure that fire safety is maintained in all shared or communal areas.
Under the Fire Safety (England) Regulations 2022, the responsible person must:
Conduct regular fire risk assessments
Display fire safety instructions clearly
Provide written fire door information to tenants
Update tenants annually or within a month of moving in
Ensure compliance in both common and specified areas
Where the Regulations Apply
These duties apply to buildings with two or more residential units, including:
HMOs
Blocks of flats
Self-contained units with communal areas
The scope covers areas like:
Flat entrance doors
Stairways and hallways
Shared ceilings and walls
Non-domestic areas (plant rooms, laundries)
External walls, balconies, and windows
Legal Requirements: HMO Fire Safety Compliance Checklist
1. Fire Risk Assessment (HMO)
Must be written and conducted by a competent professional
Should evaluate hazards, tenant vulnerability, escape routes, and equipment
Must be reviewed annually or when changes occur
(New 2024 update): Keep documentation for licensing and inspections
2. Fire Doors
Install FD30-rated, self-closing fire doors on high-risk rooms
Maintain and inspect doors regularly
Regulation 10 requires informing tenants about proper fire door use
3. Fire Detection & Alarm Systems
Install interlinked smoke alarms across all floors
Two-storey HMOs: Grade D LD2 system
Three-storey or larger: Grade A system
Use heat detectors in kitchens
4. Fire-Fighting Equipment
Install fire extinguishers on each floor
Place fire blankets in all kitchens
Service equipment annually
5. Emergency Lighting & Escape Routes
Clearly marked, illuminated escape routes
Emergency lighting in all stairways and hallways
Exit doors must open easily without keys
Display Fire Safety Instructions
Regulation 9: Landlords must:
Display clear evacuation and fire safety signage in communal areas
Provide tenants with written or electronic copies
Within 12 months of Jan 23, 2024
Every 12 months thereafter
Within one month of a new tenancy
Update signage and communication if procedures change
Fire Door Safety Information
Regulation 10: Tenants must be informed that:
Fire doors should be kept shut when not in use
Tampering with self-closing devices is prohibited
Any damage must be reported to the responsible person
This information must be provided following the same timeline and format as Regulation 9.
Licensing and Local Authority Requirements
Mandatory HMO licensing may include additional local fire safety standards. Check with your local council to confirm requirements related to alarms, detectors, and escape planning.
Common Mistakes Landlords Should Avoid
Not keeping fire safety documentation
Failing to inform tenants about safety procedures
Delayed servicing of alarms or extinguishers
Neglecting fire door maintenance
HMO Fire Risk Assessment Checklist
Ensure your assessment includes:
Clear and unobstructed escape routes
Functional smoke and heat detectors
Regularly maintained fire doors
Accessible and serviced fire-fighting equipment
Emergency lighting
Documented tenant education and communication
Educating Your Tenants
Provide clear guidance on:
How to evacuate
Where fire exits and muster points are
How to use fire blankets and extinguishers
You can also provide a welcome pack or induction on fire safety at the start of each tenancy.
Penalties for Non-Compliance
Landlords failing to comply may face:
Fines up to £30,000
License suspension or refusal
Criminal prosecution in severe cases
How Flagship Fire & Maintenance Can Help
We support landlords with:
Fire Risk Assessments for HMOs
Fire Door Inspections
Fire System Maintenance & Testing
EPC & Safety Compliance Solutions
Stay Compliant in 2025 and Beyond
Flagship Fire & Maintenance ensures your property meets the latest fire safety regulations. Protect your tenants, avoid penalties, and gain peace of mind.
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