Fire safety in houses in multiple occupation (HMOs) is a legal priority for landlords. Ensuring compliance with the Regulatory Reform Order 2005 and other legislation is essential to safeguard tenants and protect properties from the risk of fire. Having fire safety in order is an essential condition of your HMO licence.
This guide outlines the key fire precautions and safety requirements for landlords and managing agents to obtain a licence, focusing on the duties of the responsible person under current regulations.
What Are the Legal Requirements for Fire Safety in HMOs?
The Role of the Responsible Person
In any HMO, fire risk assessment is the cornerstone of compliance. Under the Regulatory Reform Order 2005, the responsible person—typically the landlord or managing agent—must:
- Conduct regular fire risk assessments to adhere to safety standards.
- Ensure tenants are informed of safety measures.
- Maintain fire doors and display safety instructions.
Key Locations Covered by Fire Safety Rules
Fire safety regulations apply to all escape routes and premises containing common areas used by tenants. These include:
- Flats or self-contained units within an HMO.
- Corridors, stairways, and other shared spaces.
- External walls and attachments, such as balconies.
- Non-domestic areas, including plant rooms and occupant halls.
Internal areas within individual dwellings are excluded, except where systems like smoke alarms or detectors are connected to communal fire alarms.
Updates from the Fire Safety (England) Regulations 2022
In 2022 safety guidance was updated for HMO landlords to introduce new fire safety measures:
Regulation 9: Display of Fire Safety Instructions
To ensure clarity and preparedness during an emergency, Regulation 9 mandates:
- Prominent display of fire evacuation procedures in common areas.
- Notification to occupants of safety measures via written or electronic communication.
Existing occupants must be informed annually, while new occupants should be notified within one month of moving in.
Regulation 10: Fire Doors
Regulation 10 addresses the maintenance and awareness of fire doors, requiring landlords to:
- Inform occupants to keep fire doors closed when not in use.
- Prohibit tampering with self-closing mechanisms.
- Promptly repair any damage to doors.
Buildings over 11 metres high must adhere to additional inspection schedules.
10 Steps to Reduce Fire Risks in a House in Multiple Occupation
- Install and Test Smoke Alarms
Smoke alarms are legally required in HMOs. Ensure they are operational, with backup batteries replaced regularly. - Fit the Right Fire Alarm System
For smaller HMOs, a Grade D LD3 system suffices, while larger properties require Grade A systems in communal areas. - Ensure Compliance with Fire Door Standards
Install FD30 doors, and where required, FD60-rated doors. These prevent the spread of fire between different parts of the property. - Choose Fire-Safe Materials
Use fire-resistant materials during renovations to reduce fire risks. Avoid highly flammable surfaces like wood panelling. - Provide Fire Blankets in Kitchens
Every kitchen in an HMO must have a fire blanket to contain small pan fires effectively. - Ban Smoking in Your Property
Cigarette-related fires are a leading cause of fatalities. Prohibit smoking in all shared and private spaces. - Make Escape Routes Accessible
All doors leading to escape routes must be openable without a key to ensure swift evacuation. - Regular Electrical Testing
Test electrics every five years, as required by the Housing Act 2004, to prevent fires caused by faulty wiring or overloaded circuits. - Consult Experts
An external expert can identify hazards that may not be obvious during routine inspections. - Carry Out Annual Fire Risk Assessments
