Landlords & HMOs
Fire safety for HMOs and rental properties explained
Letting property comes with serious fire safety duties, and the rules are stricter again for houses in multiple occupation. This guide walks landlords through what is required, from alarms and fire doors to assessments, in plain terms.
What counts as an HMO
A house in multiple occupation is broadly a property let to three or more people who form more than one household and who share facilities such as a kitchen, bathroom or toilet. A typical example is a shared house or a property let room by room.
A large HMO, generally one with five or more occupants from two or more households, usually needs a mandatory licence from the local council. Many councils also run additional or selective licensing schemes that bring smaller properties into scope, so it is always worth checking the rules for your specific area.
Why HMOs are treated differently
More people, often unrelated and on different schedules, means a higher fire risk and more complicated escape. That is why HMOs carry heavier fire safety expectations than a standard single let.
Where a landlord's duties come from
Landlord fire safety duties come from more than one place, and they overlap:
- The Regulatory Reform (Fire Safety) Order 2005 applies to the communal and shared areas of HMOs, blocks of flats and shared houses, and makes the landlord the responsible person for those parts.
- The Housing Act 2004 and the Housing Health and Safety Rating System assess fire as a hazard across the whole property.
- HMO licensing conditions set by your council add their own fire safety requirements on licensed properties.
If you also run a commercial premises, the same Fire Safety Order applies there, and our guide on when your business needs a fire risk assessment covers that side in detail.
Smoke and carbon monoxide alarms
Under the Smoke and Carbon Monoxide Alarm (England) Regulations, every rented home in England must have, as a minimum:
- At least one smoke alarm on every storey used as living accommodation.
- A carbon monoxide alarm in any room with a fixed combustion appliance, such as a gas boiler, fire or wood burner.
Alarms must be checked and confirmed in working order at the start of each new tenancy. Larger HMOs often need a more substantial interlinked or mains-powered system, the grade and category of which is set by a fire risk assessment.
Fire doors, escape routes and separation
In most HMOs you need measures that buy people time to escape safely:
- Fire-resisting doors to bedrooms and risk rooms, fitted with the correct seals and self-closing devices where required.
- Protected escape routes kept clear, with fire-resisting separation between floors and rooms.
- Emergency lighting and clear signage in larger or higher-risk properties so the route out is obvious even in smoke.
The precise specification depends on the size, height and layout of the property. This is exactly the sort of detail a competent assessment is designed to pin down.
When you need a fire risk assessment
If your rental property has any communal or shared areas, you need a fire risk assessment for those parts, and the duty falls on you as the responsible person. For most HMOs and shared houses this is not optional. The assessment establishes how many alarms you need and to what standard, where fire doors are required, whether escape routes are adequate, and what you must put right.
It should be reviewed regularly and redone whenever the property changes, for example after a conversion, a change in the number of occupants or new building work.
Frequently asked questions
What counts as an HMO?
A property rented to three or more people from more than one household who share facilities. A large HMO with five or more occupants from two or more households usually needs a mandatory council licence, and some areas have additional schemes.
Do landlords need a fire risk assessment?
Yes, wherever there are communal or shared areas. The Fire Safety Order applies to those parts and makes the landlord the responsible person for them.
What alarms must a rental have?
At least one smoke alarm on every storey of living accommodation, plus a carbon monoxide alarm in any room with a fixed combustion appliance. Alarms must be working at the start of each new tenancy.
Are fire doors required in HMOs?
In most cases yes, to protect escape routes and contain fire. The exact requirement depends on the property and is confirmed by a fire risk assessment.
Related reading
Letting a property in the North East?
Whether you have one HMO or a full portfolio, Vortex will assess it, fit the right protection, and keep your paperwork in order so you stay on the right side of the law and your tenants stay safe.
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