Houses in Multiple Occupation (HMOs) can present a higher fire risk because several households share one building, occupants may have different routines, and escape routes often pass through common areas.
Landlords and managers need to understand both fire safety legislation and any separate housing or licensing requirements that apply to the property.
Does an HMO need a fire risk assessment?
The Fire Safety Order applies to relevant non-domestic parts of premises in England and Wales, including the common areas of HMOs and many other multi-occupied residential buildings. The person responsible for those areas must ensure that a suitable and sufficient fire risk assessment is carried out and kept under review.
Government guidance for sleeping accommodation specifically covers common areas of HMOs, flats and maisonettes, alongside other premises where people sleep.
What should an HMO fire risk assessment consider?
The exact scope depends on the building, but common considerations include:
- protected escape routes and whether they are kept clear
- fire-resisting construction and compartmentation
- condition and suitability of fire doors
- fire detection and alarm arrangements
- emergency lighting where required
- signage and information for occupants
- electrical and other ignition hazards
- cooking risks and combustible materials
- management, testing and maintenance arrangements
- the needs and behaviour of occupants
What about HMO licensing?
HMO licensing is separate from the Fire Safety Order. Local authorities can set standards and licence conditions, so landlords should check the requirements of the council responsible for the property. A fire risk assessment should not be treated as a substitute for meeting licensing, housing or building-regulation duties.
How often should the HMO assessment be reviewed?
There is no single statutory review interval for every HMO. The assessment must be reviewed regularly and when there is reason to believe it is no longer valid or following a significant change. Changes in occupancy, layout, management, fire precautions or building works are all reasons to consider an earlier review.
Why use a professional assessor?
HMOs combine sleeping risk with shared escape routes and management responsibilities. A professional assessment can help landlords and managing agents identify priorities, document the existing precautions and create a clear action plan for any remedial work.
Landlords and HMO operators: Visit our dedicated fire safety for landlords and HMOs page.
Further reading: For the full legal framework, assessment process, review triggers and sector-specific guidance, see our Complete UK Fire Risk Assessment Guide.
Need professional support?
SJ Fire Safety Consultants provides independent fire risk assessment service with clear, practical reporting and nationwide support. Learn more about our Fire Risk Assessment service or contact us to arrange an inspection.
Explore more guidance: Visit our Fire Safety Articles & Guidance hub for further practical advice.