Do all HMOs need a fire risk assessment?

Many HMOs will require a suitable fire risk assessment, particularly where there are communal areas or where the property is licensed. The Regulatory Reform (Fire Safety) Order 2005 applies to common parts of HMOs, and local authorities may also expect fire safety arrangements to be reviewed as part of HMO licensing or housing standards. Even where a property is not licensed, landlords still have a duty to manage fire risk and provide safe accommodation. A professional HMO fire risk assessment helps confirm whether the current arrangements are suitable for the property.

Is an HMO fire risk assessment the same as a standard residential fire risk assessment?

No. An HMO has different risks from a standard single-household property because multiple unrelated tenants share facilities and escape routes. A fire risk assessment for HMO properties must consider communal kitchens, corridors, staircases, shared entrances, tenant behaviour, and management arrangements. It also needs to consider how quickly occupants would become aware of a fire and whether escape routes remain protected. This makes HMO assessments more detailed than many standard residential checks.

What documents should landlords have ready before an HMO fire risk assessment?

It is helpful to have any existing fire alarm servicing records, emergency lighting test records, fire door inspection records, electrical safety documentation, gas safety records, floor plans, tenancy information, and previous fire risk assessments available. If some records are missing, the assessment can still take place, but the assessor may identify documentation gaps as part of the findings. Good record keeping supports compliance and helps show that fire safety is being actively managed.

Can City Fire assess multi-site HMO property portfolios?

Yes. City Fire can support landlords, letting agents, managing agents, and property companies with multiple HMO properties. Multi-site portfolios benefit from a consistent assessment approach, clear reporting, and prioritised actions across each property. Through the LS Fire Group, we can also support UK-wide portfolios while City Fire primarily serves London and Birmingham. This helps property managers simplify fire safety management across multiple locations.

What happens if an HMO fails a fire risk assessment?

A fire risk assessment does not usually result in a simple pass or fail. Instead, it identifies risks and provides recommendations for improvement. Some actions may be urgent, such as blocked escape routes, non-functioning alarms, or damaged fire doors, while others may be lower priority. The responsible person should act on the findings within appropriate timescales and keep records of completed works. City Fire can help interpret the report and support with remedial works where needed.

Can an HMO landlord complete their own fire risk assessment?

A landlord can carry out a fire risk assessment if they are competent to do so, but HMOs can be complex due to shared escape routes, multiple tenants, licensing expectations, and higher fire risks. In many cases, appointing a competent external assessor is the safer and more reliable option. A professional fire safety risk assessment HMO service helps ensure important risks are not missed and that recommendations are practical, proportionate, and suitable for the property.

HMO Fire Risk Assessments

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An HMO fire risk assessment is essential for protecting tenants, meeting landlord responsibilities, and ensuring shared residential properties are safe and compliant. Houses in Multiple Occupation, commonly known as HMOs, can present higher fire risks than standard single-household homes because multiple unrelated occupants share kitchens, corridors, bathrooms, escape routes, and communal facilities.

At City Fire Protection, we provide professional fire risk assessments for HMO properties in London, Birmingham, and across the UK through the support of the LS Fire Group. Our experienced assessors help landlords, letting agents, managing agents, and property owners identify risks, improve fire safety arrangements, and meet their legal responsibilities.

If you need a fire risk assessment for an HMO property, fill in our online form and a member of our team will be in touch.

Why do HMOs need fire risk assessments?

HMOs are often higher risk because they combine multiple households within one property. Tenants may have different routines, different levels of fire safety awareness, and varying levels of responsibility for shared areas. A fire in one room or communal space can quickly affect several occupants, particularly if escape routes are not protected or fire safety systems are not properly maintained.

A professional HMO fire risk assessment helps identify how a fire could start, who may be at risk, and what measures are needed to reduce danger. This includes looking at both the building itself and how it is managed day to day.

Fire safety responsibilities in HMOs are shaped by a combination of fire safety and housing requirements. The Regulatory Reform (Fire Safety) Order 2005 applies to common parts of HMOs, and local authorities also use housing legislation and guidance when assessing HMO standards. LACORS housing fire safety guidance is widely used by landlords, local authorities, and fire safety professionals to support a risk-based approach to fire precautions in shared residential accommodation.

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Who is responsible for fire safety in an HMO?

The responsible person for an HMO is usually the landlord, licence holder, property owner, or managing agent with control over the property. Where responsibilities are shared, it is important that duties are clearly defined and properly managed.

For licensed HMOs, local authorities commonly expect a suitable fire risk assessment to be in place. Oxford City Council, for example, states that all licensed HMOs must have a fire risk assessment and that the responsible person could be the landlord, licence holder, or agent with full management control.

A responsible person must ensure that risks are assessed, fire safety measures are maintained, tenants are given suitable fire safety information, and the assessment is reviewed when needed. This includes making sure that alarm systems, escape routes, fire doors, emergency lighting, signage, and firefighting equipment remain suitable for the property.

Common fire risks in HMO properties

A fire risk assessment for HMO properties will typically review a wide range of hazards linked to shared living environments. Common fire risks include:

Cooking equipment in shared kitchens
Overloaded sockets and extension leads
Portable heaters and electrical appliances
Smoking materials and unsafe disposal of cigarettes
Blocked corridors, stairwells, or escape routes
Poorly maintained fire doors or missing self-closers
Damaged or inadequate fire alarm systems
Combustible items stored in communal areas
Lack of tenant awareness around fire procedures

These risks can often be managed effectively, but they need to be identified early and reviewed regularly. A professional HMO fire risk assessment gives landlords and managing agents a clear action plan to reduce hazards and improve tenant safety.

What does an HMO fire risk assessment cover?

An HMO fire risk assessment looks at both physical fire precautions and management arrangements. The goal is to understand whether the property is safe for the number and type of occupants living there.

During an assessment, a competent assessor will usually review:

Shared kitchens and cooking areas
Corridors, staircases, and escape routes
Fire doors, frames, closers, and seals
Fire alarm and detection systems
Emergency lighting where required
Fire extinguishers and fire blankets where appropriate
Electrical and gas-related fire risks
Signage and fire action notices
Tenant information and management procedures
Maintenance records and previous fire safety documentation

The findings are then set out in a clear report with recommendations. These may include immediate actions, maintenance improvements, or longer-term upgrades to support compliance.

How often should an HMO fire risk assessment be reviewed?

An HMO fire risk assessment should be reviewed regularly to ensure it remains accurate and suitable. It should also be updated whenever something significant changes within the property.

This may include:

A change in occupancy levels
A new tenant profile or vulnerable occupant
Refurbishment or layout changes
Alterations to escape routes
New fire alarm or emergency lighting systems
A fire, near miss, or tenant safety concern
Changes requested by a local authority or fire service

Keeping the assessment up to date helps demonstrate that you are actively managing risk and taking tenant safety seriously.

Our professional HMO fire risk assessment services

Step 1: Initial enquiry and property information

Once you get in touch, we’ll gather key details about your HMO property, including its location, layout, number of storeys, occupancy levels, and whether it is licensed or non-licensed.

This helps us understand the type of assessment required and ensure the visit is planned around the property’s specific risks and access requirements.

Step 2: On-site fire risk assessment

A competent assessor will visit the property to carry out a detailed inspection of the relevant areas. This includes reviewing communal spaces, shared kitchens, corridors, staircases, escape routes, fire doors, alarm systems, emergency lighting, signage, and general fire safety management.

The assessment will consider how the property is used day to day and how tenants would evacuate safely in the event of a fire.

Step 3: Clear written report

Following the visit, you’ll receive a written HMO fire risk assessment report outlining the findings from the inspection. The report will identify any fire hazards, areas of concern, and recommended improvements.

Actions will be explained clearly so landlords and managing agents can understand what needs to be addressed and why.

Step 4: Review and ongoing fire safety planning

An HMO fire risk assessment should be treated as part of ongoing property management, not a one-off exercise. City Fire can help you understand when your assessment should be reviewed and what changes may trigger an update, such as refurbishment, occupancy changes, layout alterations, or new fire safety systems.

This helps ensure your fire safety arrangements remain suitable as the property changes over time.

Fire risk assessment-led remedial support

An assessment is only useful if the findings are acted upon. That is why City Fire can support landlords and managing agents with remedial works following a HMO fire risk assessment report. Depending on the recommendations, we can help with:

Fire alarm installation and maintenance
Fire extinguisher supply, installation, and servicing
Emergency lighting support
Fire door installation
Fire safety signage
Ongoing maintenance and compliance support

Why choose City Fire for HMO fire risk assessments?

Experience supporting landlords, managing agents, and property managers
HMO-specific understanding of shared accommodation risks
Coverage in London and Birmingham, with UK-wide support through the LS Fire Group
Clear reports with practical, prioritised recommendations
Support with remedial works after the assessment
Wider fire safety services, including alarms, extinguishers, and fire doors

Book your HMO fire risk assessment

If you need a professional HMO fire risk assessment, City Fire is ready to help. We provide clear, practical assessments that help landlords and managing agents protect tenants, meet responsibilities, and maintain safer shared residential properties.

To arrange your fire risk assessment for HMO property, fill in our online form and a member of our team will be in touch to discuss your requirements.

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Fire safety is a responsibility that never rests and we’re here to implement complete fire protection for your business. Get in touch with our industry-leading experts to learn how we prevent fires, protect lives, and ensure compliance for you.

0808 164 1084

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HMO fire risk assessment FAQs

Do all HMOs need a fire risk assessment?: Many HMOs will require a suitable fire risk assessment, particularly where there are communal areas or where the property is licensed. The Regulatory Reform (Fire Safety) Order 2005 applies to common parts of HMOs, and local authorities may also expect fire safety arrangements to be reviewed as part of HMO licensing or housing standards. Even where a property is not licensed, landlords still have a duty to manage fire risk and provide safe accommodation. A professional HMO fire risk assessment helps confirm whether the current arrangements are suitable for the property.
Is an HMO fire risk assessment the same as a standard residential fire risk assessment?: No. An HMO has different risks from a standard single-household property because multiple unrelated tenants share facilities and escape routes. A fire risk assessment for HMO properties must consider communal kitchens, corridors, staircases, shared entrances, tenant behaviour, and management arrangements. It also needs to consider how quickly occupants would become aware of a fire and whether escape routes remain protected. This makes HMO assessments more detailed than many standard residential checks.
What documents should landlords have ready before an HMO fire risk assessment?: It is helpful to have any existing fire alarm servicing records, emergency lighting test records, fire door inspection records, electrical safety documentation, gas safety records, floor plans, tenancy information, and previous fire risk assessments available. If some records are missing, the assessment can still take place, but the assessor may identify documentation gaps as part of the findings. Good record keeping supports compliance and helps show that fire safety is being actively managed.
Can City Fire assess multi-site HMO property portfolios?: Yes. City Fire can support landlords, letting agents, managing agents, and property companies with multiple HMO properties. Multi-site portfolios benefit from a consistent assessment approach, clear reporting, and prioritised actions across each property. Through the LS Fire Group, we can also support UK-wide portfolios while City Fire primarily serves London and Birmingham. This helps property managers simplify fire safety management across multiple locations.
What happens if an HMO fails a fire risk assessment?: A fire risk assessment does not usually result in a simple pass or fail. Instead, it identifies risks and provides recommendations for improvement. Some actions may be urgent, such as blocked escape routes, non-functioning alarms, or damaged fire doors, while others may be lower priority. The responsible person should act on the findings within appropriate timescales and keep records of completed works. City Fire can help interpret the report and support with remedial works where needed.
Can an HMO landlord complete their own fire risk assessment?: A landlord can carry out a fire risk assessment if they are competent to do so. However, HMOs can be complex due to shared escape routes, multiple tenants, licensing expectations, and higher fire risks. In many cases, appointing a competent external assessor is the safer and more reliable option. A professional fire safety risk assessment HMO service helps ensure important risks are not missed and that recommendations are practical, proportionate, and suitable for the property.

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