Quick answer
Yes. The person responsible for the shared areas of an HMO, usually the landlord, must carry out a fire risk assessment and review it regularly. It covers alarms, fire doors, escape routes, emergency lighting where needed and procedures. Council licence conditions add their own standards on top.
A fire risk assessment is a structured review of the fire hazards in the shared parts of a building and the measures that protect the people in it. For HMOs it is one of the most closely checked documents because the occupants are separate households sharing escape routes.
Is it a legal requirement?
Yes. Under the Regulatory Reform (Fire Safety) Order 2005, the “responsible person” for non-domestic premises must carry out a fire risk assessment and keep it under review. Government guidance confirms that the common areas of multi-occupied residential buildings count as non-domestic premises, and that the responsible person is the landlord, freeholder or managing agent. Council HMO licence conditions then add specific requirements for alarms, doors and escape routes.
What a good assessment covers
| Area | What is checked |
|---|---|
| Detection and alarm | Smoke and heat detection, interlinking, coverage of escape routes and kitchens |
| Fire doors | Condition, closers, seals and glazing on escape routes and room doors where relevant |
| Escape routes | Clear stairs and corridors, final exit, signage |
| Emergency lighting | Where needed for safe evacuation |
| Firefighting equipment | Extinguishers or blankets suited to the risk, particularly in kitchens |
| Management | Procedures, tenant information, testing logs and records |
Who can carry out the assessment?
You can do it yourself if you are competent, but most landlords use a qualified assessor. Councils generally prefer to see a professional report, and an assessor will spot items such as missing door closers or unsuitable alarm coverage that a landlord might miss. See our HMO fire risk assessments in London.
Review and records
Review the assessment regularly, and after any alteration, change in occupancy, incident or near-miss. Record the date and reason for each review. Keep a copy with your licence file and share the findings with anyone else who shares responsibility for the building.
Common failings
- Fire doors wedged open or missing closers.
- Alarms that are not interlinked or are out of date.
- Stairs and hallways used to store bikes, bins or furniture.
- Records not kept, so there is no evidence of testing.
What happens if the report finds problems?
The report lists priority actions with a suggested timescale. Fix the high-priority items before you submit documents to the council, and keep evidence of the work. Our HMO certificates checklist shows how fire safety fits with the rest of the pack.
Frequently asked questions
Can I do the assessment myself?
Legally you can, if you are competent. Most landlords use a qualified assessor because the report is easier for a council to accept.
Does the assessment replace the council inspection?
No. The council applies its own licence standards in addition to the legal duty.
How often should it be reviewed?
Regularly, and whenever something changes. Many landlords review at least annually and at licence renewal.
Sources and further reading
Related guides
- HMO landlord certificates checklist
- HMO gas safety certificate rules
- Legionella risk assessment for HMO landlords
- HMO licence renewal checklist
Need this arranged across one or several properties? Request a written quote or call 07707 999369.
This guide is general information for landlords in England, not legal advice. Councils set their own HMO licence conditions, so check your borough’s requirements before you apply or renew.