Fire Safety Services for Landlords and HMOs
Here are the main elements of fire safety services and responsibilities for landlords and Houses in Multiple Occupation (HMOs) across the UK focussing on London, Kent & the Home Counties.
Legal Requirements for HMO Fire Safety
The primary legal framework is the Regulatory Reform (Fire Safety) Order 2005, which places the responsibility on the landlord (as the ‘Responsible Person’) to ensure the safety of their tenants. Requirements are significantly stricter for HMOs.
General Landlord Responsibilities (All Rented Properties)
For any standard rented property (a single-family home or flat let to one household), landlords must provide a baseline level of fire safety. Key services and obligations include:
Enhanced Fire Detection Systems
- Smoke Alarms: At least one working smoke alarm must be installed on every storey of the property used as living accommodation.
- Carbon Monoxide (CO) Alarms: A CO alarm must be installed in any room used as living accommodation that contains a “fixed combustion appliance” (e.g. a gas boiler, wood-burning stove).
This does not include gas cookers. - Checks: The landlord must ensure all alarms are in proper working order on the first day of a new tenancy.
Fire-Safe Furniture & Furnishings
- Any upholstered furniture (sofas, beds, mattresses, headboards, cushions, etc.) provided by the landlord must meet the standards set by the Furniture and Furnishings (Fire) (Safety) Regulations 1988.
- These items must carry a permanent label confirming they are fire‑resistant.
Gas & Electrical Safety
- Gas Safety: An annual safety check must be conducted on all gas appliances and flues by a Gas Safe registered engineer. A copy of the certificate must be given to the tenant.
- Electrical Safety: An Electrical Installation Condition Report (EICR) must be carried out by a qualified person at least every five years. A copy of this report must also be given to the tenant.
Safe Escape Routes
- Tenants must be able to safely and quickly exit the property in an emergency. This means landlords must ensure escape routes (hallways, stairs, etc.) are not blocked or hazardous.
Additional HMO Responsibilities
An HMO (House in Multiple Occupation) is a property rented out by at least three people who are not from one ‘household’ (e.g. a family) but share facilities like a kitchen or bathroom.
In addition to all the general responsibilities above, HMO landlords must manage:
Mandatory Fire Risk Assessment
- Mandatory Fire Risk Assessments (FRAs) are the most critical element. The landlord must carry out a detailed and documented Fire Risk Assessment to identify potential fire hazards and the people at risk.
This assessment dictates the specific equipment and measures needed for that particular property. This is a key service offered by fire safety professionals.
Enhanced Fire Detection Systems
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A simple set of battery-powered smoke alarms is rarely sufficient for an HMO.
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The FRA will typically require a more robust, interlinked fire alarm system (often mains-powered with battery backup).
This means if one alarm detects a fire, all alarms in the property sound simultaneously.
Fire Doors
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Doors, especially those on escape routes (like hallways) and leading to high-risk rooms (like kitchens), often need to be fire-resistant doors (e.g. FD30).
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These doors are designed to hold back fire and smoke for a set period (e.g. 30 minutes) and are usually required to have automatic self-closing devices.
Fire Fighting Equipment
- The property must be equipped with appropriate fire-fighting equipment, as determined by the FRA.
- This typically includes fire extinguishers (e.g. water, CO2, or powder) and fire blankets (especially in kitchen areas)
Emergency Lighting
- In larger or more complex HMOs, the FRA may require emergency lighting on the escape route.
This lighting activates during a power failure to ensure tenants can still see their way out.
Clear Signage
- The property may require clear fire safety signage, such as “Fire Exit” signs and “Fire Action” notices, which tell tenants what to do in the event of a fire.
HMO Licensing
Many HMOs (especially those with five or more tenants, known as ‘large HMOs’) require a mandatory licence from the local council. The council will inspect the property to ensure all these fire safety measures are in place before granting a licence
Key Fire Safety Services Landlords Use
To meet these legal obligations, landlords (particularly HMO landlords) typically use professional fire safety services for:
- Fire Risk Assessments (FRA): A professional assessment to identify risks and create an action plan to comply with the law.
- Fire Alarm Installation & Maintenance: Designing, installing, and servicing the property’s fire alarm system (a legal requirement for HMOs).
- Fire Extinguisher Servicing: Sourcing the correct extinguishers and conducting the required annual maintenance service.
- Fire Door Installation & Checks: Supplying and fitting certified fire doors and self-closers.
- Emergency Lighting Installation & Testing: Installing and performing regular checks on emergency lighting systems.
- PAT (Portable Appliance Testing): While not a strict legal requirement, many landlords (especially in HMOs) have a professional test all portable electrical appliances they provide (e.g. kettles, toasters, microwaves).
Protect your property. Keep your tenants safe. Stay fully compliant.
From our Satisfied HMO Customers…
Exceptional Service and Expertise from Smart Fire Health & Safety!
I recently had the pleasure of working with Smart Fire Health & Safety for a fire risk assessment on my house of multiple occupancy in West Hampstead, London, which was required for my HMO license renewal. From the very first contact, their professionalism was evident. Their assessor arrived promptly, equipped with extensive knowledge and a comprehensive understanding of fire safety regulations.
The assessor took the time to meticulously evaluate every aspect of the property, ensuring that no detail was overlooked. They provided clear explanations of their findings, addressing all my concerns with patience and expertise. It was reassuring to know that my property was in the hands of a true professional who balanced fire safety with pragmatism.
What truly stood out, however, was the after-sales support. Once the assessment was completed, the assessor followed up with me to ensure I understood the recommendations and to answer any further questions I had. Their commitment to my peace of mind didn’t end with the assessment; they continued to provide valuable guidance on implementing the necessary safety measures.
I wholeheartedly recommend Smart Fire Health & Safety to anyone in need of a thorough and professional fire risk assessment, especially if it’s required for an HMO license. Their dedication to quality service and customer support is exceptional. Thank you for helping me create a safer living environment for my tenants!
Outstanding Fire Risk Assessment Services from Smart Fire Health & Safety!
I recently hired Smart Fire Health & Safety for a fire risk assessment on my property portfolio, which includes several Houses of Multiple Occupation (HMOs) in South East London. From the start, I was impressed by their professionalism and thoroughness.
The assessors arrived on time and demonstrated a solid understanding of fire safety regulations specific to HMOs. They conducted a comprehensive evaluation of each property, clearly explaining their findings and recommendations. I felt reassured knowing my properties were in capable hands.
What truly set Smart Fire Health & Safety apart was their exceptional after-sales support. After the assessments, the team contacted me to ensure I understood the recommendations, especially regarding compartmentation in my properties. They were quick to answer my questions about improving fire safety measures. Their commitment to my peace of mind was clear, and their guidance on compartmentation proved invaluable.
I highly recommend Smart Fire Health & Safety for detailed fire risk assessments, particularly for HMOs. Their dedication to quality service and customer support is outstanding. Thank you for helping me create a safer living environment for my tenants!
Outstanding Fire Risk Assessment Services from Smart Fire Health & Safety!
As a property management company, Ansher and Ansher Ltd recently sought the services of Smart Fire Health & Safety to carry out fire risk assessments on our portfolio of Houses of Multiple Occupation (HMOs) in East London. We were thoroughly impressed with their level of professionalism from the very beginning.
The team at Smart Fire Health & Safety was punctual and well-prepared, displaying a clear understanding of the fire safety regulations specific to HMOs. During their assessments, they provided insightful explanations, including a well-researched evaluation regarding the local council’s requirements for the highest grade of fire alarm. They effectively demonstrated that such standards were unwarranted for our properties, guiding us towards more appropriate solutions that met safety requirements without unnecessary expense.
Equally commendable was their exceptional after-sales service. Following the assessments, the team took the initiative to follow up with us, ensuring that we comprehended their recommendations and addressing any questions we had, particularly regarding fire safety measures and compliance. Their commitment to our needs and their proactive approach made a significant difference in our experience.
We wholeheartedly recommend Smart Fire Health & Safety for their dedicated and comprehensive fire risk assessment services. Their focus on safety and client support truly sets them apart in the industry. Thank you, Smart Fire Health & Safety, for your invaluable assistance in enhancing the safety of our tenants!
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