A Landlord’s Guide to Compliance and Protection
As a landlord of a House in Multiple Occupation (HMO), you carry added responsibility for the safety of your tenants. Because HMOs involve shared living spaces, the risk of fire is often greater than in single-family homes. This makes it essential that your fire safety systems aren’t just present but fully fit for purpose.
From fire alarms to escape routes, this guide outlines what you need to consider to meet both your legal obligations and your duty of care.
Understanding Your Legal Duties as an HMO Landlord
If your property is classed as an HMO, you are subject to stricter fire safety requirements under the Housing Act 2004 and the Regulatory Reform (Fire Safety) Order 2005. Local councils may also have additional conditions under licensing schemes.
In general, you are responsible for:
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Installing and maintaining appropriate fire detection systems
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Providing safe and unobstructed escape routes
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Installing and maintaining emergency lighting (where required)
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Supplying fire-fighting equipment in some HMOs
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Ensuring all fire doors and compartmentation features are in good working order
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Conducting regular inspections and maintaining records
Failing to meet these obligations can result in heavy fines or prosecution and put your tenants at serious risk.
Fire Alarm Systems in HMOs
The type of fire detection system you need depends on the size and layout of the property, as well as the number of occupants. However, in most cases, an interlinked fire alarm system is required.
For smaller HMOs (e.g. two storeys, up to four tenants):
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A Grade D1 or D2 system is usually appropriate—this involves mains-powered alarms with battery backup, interlinked so that when one goes off, they all do.
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Alarms should be fitted in every circulation space (hallways, landings), living room, and kitchen.
For larger or higher-risk HMOs (e.g. three or more storeys, five or more occupants):
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A Grade A system is typically required. This involves a central fire alarm panel with smoke and heat detectors connected throughout the property.
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Detectors should be installed in bedrooms, communal rooms, escape routes, and kitchens.
All systems must comply with BS 5839-6:2019, and alarms should be tested regularly and maintained by a competent professional.
Emergency Lighting
In larger HMOs or where escape routes include stairs, corridors, or areas with no natural light, emergency lighting is likely to be required. This ensures that occupants can find their way out safely in the event of a power failure during a fire.
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Emergency lighting must comply with BS 5266-1.
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Lights should automatically activate during a power cut or fire.
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Exit signs and lighting should be tested monthly and serviced annually.
Your fire risk assessment should determine exactly where and what type of lighting is necessary.
Escape Routes and Fire Doors
Escape routes in HMOs must be clearly defined, protected, and kept free from obstruction at all times.
Key requirements include:
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30-minute fire-resistant doors (FD30) fitted on all rooms that open onto escape routes. These doors should have intumescent strips, smoke seals, and self-closing devices.
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Corridors and stairwells must be clear of furniture, bikes, bins, or other obstructions.
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Routes must be illuminated, either naturally or by emergency lighting.
Your fire risk assessment should also identify whether fire-resistant walls and ceilings are needed to protect escape routes for a set period during a fire.
Fire Extinguishers and Fire Blankets
In most HMOs, especially larger ones, landlords are required to provide appropriate fire-fighting equipment. This may include:
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Fire extinguishers, usually one per floor in communal areas
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Fire blankets in kitchens
All extinguishers must be installed in accessible locations, be the correct type for the likely risk (e.g. CO₂ for electrical fires, foam or water for general areas), and be serviced annually by a qualified technician.
Tenants should be informed of where the extinguishers are located, but should never be expected to fight a fire unless they feel confident and safe to do so. The focus should always be on safe evacuation.
Fire Risk Assessments
All HMO landlords are legally required to carry out a fire risk assessment, which should be reviewed regularly and updated when changes occur (e.g. renovations, new tenants, or layout changes).
This assessment should:
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Identify potential fire hazards
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Consider who is at risk
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Evaluate existing fire precautions
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Recommend further action
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Record findings and set review dates
While you can conduct your own assessment for smaller properties, complex or larger HMOs should be assessed by a competent fire safety professional.
Record-Keeping and Maintenance
Routine maintenance is just as important as the installation of your fire safety systems. You must keep records of:
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Alarm testing and servicing
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Emergency lighting checks
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Fire extinguisher maintenance
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Fire door inspections
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Fire risk assessment updates
Many local councils require this documentation as part of HMO licensing conditions. Proper record-keeping also protects you in the event of an incident or inspection.
Final Thoughts
Managing fire safety in an HMO is a serious responsibility, but with the right systems and regular maintenance, it can be handled confidently. From ensuring the correct alarm system is installed to maintaining fire doors and escape routes, every element plays a part in protecting your tenants and your property.
If you need expert advice on fire alarm installations, maintenance, emergency lighting or risk assessments tailored to HMO properties, Martyn Younf Fireproofing Consultancy can help. Our experienced team ensures your fire protection measures meet UK regulations and HMO licensing conditions, giving you peace of mind and keeping your tenants safe.