HMO fire safety requirements

Houses in multiple occupation carry a higher fire risk than single-family homes. More people, more cooking, more electrical equipment and more locked doors all make it harder to get out quickly. That is why HMOs come with extra fire safety duties, usually set out in the council's licence conditions.

Fire risk assessment

The landlord of an HMO is the Responsible Person for the common parts and must have a fire risk assessment. The LACORS guidance on housing fire safety, which most councils still use, sets out typical expectations based on the size and layout of the property.

Fire alarm systems

BS 5839-6 is the standard for fire alarms in HMOs. Typical requirements are:

• Small HMOs (one or two storeys): Grade D1 LD2. Mains-powered interlinked alarms with sealed batteries, with smoke detection in escape routes and heat detection in kitchens.
• Larger HMOs (three or more storeys): often Grade A LD2 or LD1, with a control panel, manual call points and detection in escape routes, kitchens and living rooms.
• Bedsit HMOs: may need detection in every room, interlinked to the whole system.

Fire doors

Bedrooms and kitchens off the escape route usually need 30-minute fire doors with self-closers and intumescent seals. Doors must not be fitted with locks that need a key to open from the inside.

Emergency lighting

Larger HMOs, or those with long or complex escape routes, usually need emergency lighting on the stairs and landings.

Other measures

• A fire blanket in each kitchen.
• Clear, unobstructed escape routes.
• Information for tenants on what to do in a fire.
• Regular testing and servicing, with records.

Check your licence conditions

Councils can and often do set requirements above the national minimum. Read your licence conditions carefully, and if in doubt, ask the council's private sector housing team.