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Fire Safety for HMOs: What You Need to Do to Stay Compliant in 2025

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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