HMO Fire Risk Assessment
Compare quotes from qualified fire risk assessors specialising in Houses in Multiple Occupation (HMOs) and shared accommodation. Protect your tenants, meet licensing requirements and ensure compliance.
Request Free QuoteFire Risk Assessments for HMOs and Shared Houses
If you own or manage a House in Multiple Occupation (HMO), you have a legal duty to ensure a suitable and sufficient fire risk assessment is carried out under the Regulatory Reform (Fire Safety) Order 2005. HMOs present unique fire risks due to multiple unrelated occupants, shared facilities, and the need for effective compartmentation to protect sleeping residents.
FireRiskQuote helps HMO landlords, property managers and letting agents connect with experienced fire risk assessors who specialise in shared accommodation and Houses in Multiple Occupation. Instead of contacting multiple companies individually, you can submit one request and receive quotes from professionals who understand the specific requirements for HMOs.
Our service is free to use and there is no obligation to proceed. Simply compare quotes and choose the assessor that best suits your property and requirements.
Why HMOs Require Specialist Fire Risk Assessments
HMO premises present specific fire safety challenges that general assessors may not fully address. Specialist fire risk assessors will consider:
- Multiple unrelated occupants: Assessing risks where residents have different lifestyles, sleeping patterns, and awareness of fire safety.
- Means of escape: Ensuring escape routes are adequate, protected, and kept clear of obstructions at all times.
- Fire doors: Checking that bedroom doors and other doors onto escape routes are self-closing fire doors (typically FD30s) with intumescent strips and smoke seals.
- Fire detection: Verifying that appropriate fire alarm systems (Grade A or Grade D) are installed, interlinked, and cover all areas including bedrooms and communal spaces.
- Emergency lighting: Ensuring escape routes are adequately illuminated, particularly in larger properties or those with complex layouts.
- Fire extinguishers: Assessing whether extinguishers and fire blankets should be provided - local authorities do not normally require extinguishers as they may encourage residents to fight fires instead of evacuating.
- Compartmentation: Ensuring fire separation between bedrooms, communal areas, and escape routes to prevent fire spread.
- Kitchen safety: Assessing fire risks from cooking facilities, including extraction, grease buildup, and fire blankets.
- Electrical safety: Checking electrical installations, particularly in older properties with high demand from multiple tenants.
- Gas safety: Ensuring gas appliances and installations are safe and regularly inspected.
- Storage: Reviewing storage of bicycles, personal items, and waste materials that could obstruct escape routes or fuel a fire.
- E-bike and e-scooter charging: Assessing risks from charging personal electric vehicles, particularly on escape routes or overnight.
- Basements and cellars: Ensuring adequate fire separation and detection in lower ground areas, with appropriate fire resistance between basement and ground floor.
- Signage: Ensuring fire action notices and escape route signs are clearly displayed.
- Tenant information: Providing fire safety information to all residents, including evacuation procedures, which should be re-issued at regular intervals.
- Arson risk: Considering vulnerability of properties, particularly with external storage and wheelie bins.
Fire Safety Regulations for HMOs
HMOs are subject to multiple regulations including the Regulatory Reform (Fire Safety) Order 2005, the Housing Act 2004, and the Management of HMO (England) Regulations 2006. Key requirements include:
- Fire risk assessment: A valid, up-to-date fire risk assessment is required for all licensed HMOs, carried out by a competent person and reviewed at least annually.
- Means of escape: Escape routes must be adequate, protected, and kept clear at all times, with the main staircase leading directly to a final exit.
- Fire doors: Bedroom doors and doors onto escape routes must be self-closing fire doors (typically FD30s) with intumescent strips and smoke seals.
- Fire detection: An appropriate fire detection and warning system must be installed (Grade A or Grade D depending on property size) in accordance with relevant British Standards.
- Emergency lighting: Required in converted buildings with three or more storeys, or where there is no effective borrowed light.
- Fire extinguishers: While not normally required by local authorities, fire blankets are typically required in kitchen areas.
- Signage: Fire action notices and escape route signs must be clearly displayed.
- Emergency plan: A clear emergency plan must be in place and communicated to tenants.
- Tenant information: Fire safety instructions must be provided to all residents upon moving in and re-issued regularly.
- Electrical safety: A satisfactory Electrical Installation Condition Report (EICR) dated less than five years old is required, with appropriate testing for all moveable electrical appliances supplied.
- Gas safety: Annual gas safety inspection required if gas appliances are present.
- Furniture regulations: Upholstered furniture must meet fire resistance standards under the Furniture and Furnishings (Fire) (Safety) Regulations.
- Compartmentation: Floors, walls, and ceilings must provide adequate fire resistance.
- Smoke and CO alarms: A smoke alarm must be provided on each storey, and carbon monoxide alarms in rooms with solid fuel appliances.
Properties We Cover
Our network of assessors covers all types of HMO and shared accommodation including:
- Shared houses (HMOs) - both small and large
- Bedsits and room-only lettings
- Student houses and flats
- Professional shared houses
- Large HMOs (5+ occupants requiring mandatory licensing)
- Small HMOs (3-4 occupants)
- Section 257 HMOs (converted blocks of flats)
- Properties with mixed commercial and residential use
- Hostels and lodging houses
Why Use FireRiskQuote for Your HMO?
- Free quote comparison: No cost to you, no obligation to proceed.
- Specialist HMO assessors: Connect with assessors who understand shared house fire safety and licensing requirements.
- Compliance focus: Get an assessment that meets fire authority, local council, and insurance requirements.
- Tenant safety focus: Ensure your property is safe for multiple unrelated occupants.
- Fast responses: Receive quotes quickly from professionals in your area.
- Nationwide coverage: Assessors available across the whole UK.
How Our Service Works
- Submit your HMO details using our online quote form.
- We send your request to fire risk assessors specialising in shared accommodation.
- Receive quotes from qualified professionals.
- Compare options and choose the assessor that suits your needs.
Request an HMO Fire Risk Assessment Quote
If you require a fire risk assessment for your HMO, shared house or bedsit property, you can request quotes quickly using our online form. Our service is free, confidential and designed to help you connect with experienced fire risk assessors.
Request Free HMO Fire Risk Assessment QuotesHMO Fire Risk Assessment ‐ Frequently Asked Questions
Is a fire risk assessment required for my HMO?
Yes. Under the Regulatory Reform (Fire Safety) Order 2005, all non-domestic premises including HMOs must have a suitable and sufficient fire risk assessment. This applies whether your property is licensed or not, and must be carried out by a competent person.
How much does an HMO fire risk assessment cost?
Costs depend on the size and complexity of the property. Smaller HMOs (3-4 bedrooms) may cost from around £200-£300, while larger HMOs or those with complex layouts will cost more. Quotes are always free and no-obligation.
How often should an HMO fire risk assessment be reviewed?
Fire risk assessments should be reviewed annually and updated whenever significant changes occur, such as changes to the property layout, new tenancies, or following a fire incident. You do not need to re-write the assessment each year - you can make a note of the review date and any actions required.
Do I need fire doors on bedroom doors?
Yes. Bedroom doors in HMOs must be self-closing fire doors, typically FD30s rating (30-minute fire resistance with intumescent strips and cold smoke seals). They should be hung on three steel hinges and latch properly into the frame.
What type of fire alarm system do I need?
This depends on the property size. Smaller HMOs may require a Grade D system (interlinked mains-powered detectors with battery backup), while larger HMOs typically require a Grade A system with a central control panel. Your fire risk assessment will advise on the appropriate category in accordance with relevant British Standards.
Do I need fire extinguishers in my HMO?
Local authorities do not normally require fire extinguishers, as they may encourage residents to fight fires instead of evacuating. However, fire blankets are typically required in kitchen areas. Your fire risk assessment will provide specific recommendations.
What about basements and cellars?
Basements require adequate fire separation from the ground floor, with a fire door fitted at the top of the basement stairs. A separate exit from the basement is also recommended where possible. Even unoccupied cellars must be appropriately fire-resisting.
What information should I give to tenants?
You must provide fire safety instructions including the evacuation strategy, how to report a fire, and what to do in an emergency. This should be given to new residents upon moving in and re-issued to all residents at regular intervals.
Do I need emergency lighting?
Emergency escape lighting is required in converted buildings with three or more storeys, and where there is no effective borrowed light on escape routes. It may also be needed in complex layouts or properties with internal corridors.
Can I do the fire risk assessment myself?
While it is legal to carry out your own fire risk assessment, HMOs have complex requirements including fire doors, compartmentation, and detection systems. Using a qualified specialist ensures all risks are properly identified and helps demonstrate due diligence to local authorities and insurers.
What are my responsibilities under current fire safety regulations?
As a person responsible for an HMO, you must ensure fire risk assessments are undertaken, provide fire safety instructions to occupiers, display them where they can be easily seen, and provide information about fire doors including not tampering with self-closing devices.