Essential Fire Safety Rules Every HMO Landlord Must Follow

HMO (House in Multiple Occupation) fire safety rules in the UK are more stringent than for single-family homes because of the increased risk. Here's a breakdown of the key fire safety requirements for an HMO:

1. Fire Risk Assessment

• Legal requirement under the Regulatory Reform (Fire Safety) Order 2005.

• Must be carried out by the landlord or a competent person.

• Should be reviewed regularly—especially if there's any change to the layout, occupancy, or use of the property.

2. Escape Routes

• All escape routes (usually stairs and hallways) must be:

  • Protected with 30-minute fire-resistant materials (e.g., plasterboard + intumescent paint or fire-rated plaster).

  • Free of obstructions.

  • Lead directly to a safe exit.

• Fire doors (FD30) are required on all rooms opening onto the escape route (bedrooms, kitchen, living room).

3. Fire Detection & Alarm System

Depends on the type and size of the HMO:

• Large HMOs (3+ storeys or more than 5 occupants):

  • Grade A, Category LD2 system (linked, panel-controlled detectors in escape routes and high-risk rooms).

• Smaller HMOs (2 storeys or fewer, up to 4 occupants):

  • Grade D, Category LD3 system (interlinked mains-powered smoke alarms with battery backup in hallways and escape routes).

Alarms required:

• Smoke alarms in escape routes and bedrooms.

• Heat detectors in kitchens (to reduce false alarms).

• All alarms must be interlinked.

4. Fire Doors

• All bedrooms, kitchens, and lounges must have FD30-rated fire doors with:

  • Self-closing devices

  • Intumescent strips & cold smoke seals

  • Fire-rated hinges and latches

5. Firefighting Equipment

• Fire blanket in every kitchen.

• Extinguishers may be required (at least 1 per floor, depending on risk assessment).

• Extinguishers must be serviced annually and tenants trained on use (though not always recommended in smaller HMOs due to misuse risk).

6. Emergency Lighting

• Required if escape routes are internal or have no natural light.

• Must comply with BS 5266 standards.

7. Signage

• “Fire Exit” signs required in larger HMOs or where escape routes aren't obvious.

• Fire safety instructions (what to do in case of fire) should be displayed in communal areas.

8. Maintenance and Records

• Test alarms weekly and record in a logbook.

• Keep a record of:

  • Fire alarm servicing (every 6 months)

  • Emergency lighting tests (monthly and annually)

  • Fire extinguisher checks

  • Fire door inspections

  • Fire risk assessment reviews

9. Locking Mechanisms

• No key-operated locks on exit doors (tenants must be able to open doors from inside without a key).

• Use thumb-turn locks or similar.

Enforcement & Penalties

• Your local council or fire authority may inspect your HMO.

• Non-compliance can lead to:

  • Improvement notices

  • Fines up to £30,000 per offence

  • Revocation of HMO license