Fire Risk Assessments for HMO’s in London

Fire Safety Risk Assessments for HMOs

HMOs are different from regular homes. With shared kitchens, high electrical loads, and frequent tenant changes, the risk of fire increases. A fire risk assessment ensures your property can handle real-world situations, not just meet minimum standards. FRA London’s assessments cover all areas of risk tailored to HMO conditions, from faulty wiring to blocked exits, and include a written report outlining what’s working and what needs attention. This helps landlords act early, stay legally covered, and avoid emergencies or fines.

Understanding HMO Fire Safety Regulations

As a landlord or managing agent, you are legally responsible for fire safety in your HMO under the Regulatory Reform (Fire Safety) Order 2005. If your property has three or more tenants sharing a kitchen or bathroom, you must carry out a formal fire risk assessment.This means spotting fire hazards early, reducing potential threats, and ensuring that every escape route is clear and usable, especially in an emergency. HMOs also need to meet local council licensing rules, which often include interlinked alarms, emergency lighting, and fire doors.Not complying with these regulations can lead to serious consequences, fines, legal action, or even property closure. With the right support, staying compliant is easy and protects your property, tenants, and reputation.

Educating and Training HMO Occupants

Fire safety is not just about alarms and extinguishers. Even the best systems fail if tenants don’t know what to do. Training and clear instructions can turn confusion into life-saving action.We advise landlords to include simple fire safety instructions in communal areas, such as how to escape and what not to bring into the property (like large heaters or deep fryers). These tips can also go in your welcome pack for new tenants.A few signs and reminders can make a big difference and encourage tenants to take fire safety seriously. Good communication supports the equipment you have installed and makes the whole system more effective.

Regular Review and Updates of Fire Assessments

Fire risk assessments aren’t one-time jobs. Any time you change the layout, add furniture or appliances (like a fridge in a hallway), or get new tenants, you may need to update your assessment.Even small updates, like renovating a bathroom or adjusting the use of a room, can affect escape routes or increase risk. What was compliant last year may not be today.That’s why we recommend reviewing your fire risk assessment at least once a year, or sooner if something changes. FRA London offers easy follow-up assessments so landlords can act quickly and avoid stress at renewal time.

Choosing a Competent Fire Risk Assessor

Not all assessors are equal. When selecting someone to evaluate your HMO, ensure they are qualified, experienced, and registered with a recognised industry body. They should understand how HMOs operate and be well-versed in the Fire Safety Order, local licensing conditions, and be insured to provide professional advice. A good assessor will not just hand over a checklist, they will explain what needs fixing, offer practical solutions, and stay available for follow-up questions.At FRA London, all our assessors meet industry standards and have extensive experience working with rental properties across London. We are accredited by several respected fire safety organisations, underscoring our commitment to quality, compliance, and professional integrity.We know the regulations, what inspectors look for, and how to keep you protected.

Basic Fire Safety Standards for Residential HMOs

All HMOs must meet basic fire safety standards to stay legal and keep tenants safe. This includes:

Frequent Fire Safety Challenges in HMOs

Many fire safety issues in HMOs repeat themselves. Tenants come and go, and with that, wear and tear builds up, causing loose wires, faulty alarms, or doors that no longer close properly. Sometimes, tenants use unsafe appliances or block hallways with laundry or bikes.Without regular checks, these risks go unnoticed. And if tenants don’t know how to report issues, or landlords don’t have a system in place, simple problems can turn dangerous.

Fire Risk Assessment Steps for HMOs

A fire risk assessment for an HMO starts with a walk-through. The assessor looks at every part of the building, bedrooms, kitchens, communal spaces, asking, “What’s the risk here?” and “Who might be affected?” They consider how someone would escape in daylight and even at night. They check for fire hazards, test systems, and review building layouts. Then, they judge the severity and likelihood of each issue. All this goes into a clear, written report that highlights what is safe, what needs fixing, and who is responsible. It also includes a plan for regular reviews, like checking alarms monthly and doors yearly, so safety stays on track.

Fire Safety Resources and Guidance for HMO Landlords

There are many resources available to help landlords stay compliant. The Institute of Fire Engineers, LACORS, and local fire services (like East Sussex Fire & Rescue) publish up-to-date guidance. At FRA London, we stay current with these regulations and translate them into simple, practical steps for landlords. That way, you don’t need to worry about missing a change or misunderstanding complex rules.

Our Process