HMO Fire Risk Assessment
Need a fire risk assessment for an HMO? Compare up to three quotes from assessors in the FireRiskQuote network.
A practical guide for HMO landlords, property owners and managing agents covering responsibilities, what an HMO assessment examines, indicative costs, assessor competence and comparing quotes.
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HMO Fire Risk Assessment | Quick Facts
- Property: Houses in multiple occupation and shared residential accommodation
- Service: Compare up to 3 quotes
- Indicative price: Smaller HMOs start from £210
- Key issues: Escape, compartmentation, fire doors, alarms and management
- England & Wales: Relevant HMO common parts fall within the Fire Safety Order
- Scotland: Separate fire safety legislation and guidance applies
Do HMOs Need a Fire Risk Assessment?
Fire safety duties depend on the type, location and use of the HMO. They should not be determined simply by the number of bedrooms.
In England and Wales, the Regulatory Reform (Fire Safety) Order 2005 applies to relevant non-domestic premises and includes common parts of HMOs. The responsible person must ensure that fire safety risks are appropriately assessed and managed.
Scotland has separate fire safety legislation. Scottish Government guidance specifically covers fire safety risk assessments for houses in multiple occupation.
Who Is Responsible for Fire Safety in an HMO?
The person responsible for fire safety is determined by the legal arrangements and the degree of control over the premises. Depending on the property, this can include the landlord, owner, managing agent or another dutyholder.
Where more than one person has responsibilities, they may need to cooperate and coordinate. Appointing an assessor does not transfer the underlying responsibility for managing fire safety away from the responsible person.
Landlord
The landlord may have responsibility for the property and fire safety arrangements, depending on the management and legal structure.
Managing Agent
A managing agent may have fire safety duties where they have control or responsibilities relating to the premises.
Multiple Dutyholders
Where responsibilities overlap, relevant dutyholders should communicate and coordinate their fire safety arrangements.
What Does an HMO Fire Risk Assessment Cover?
An HMO fire risk assessment examines the premises, activities and management arrangements, the people who may be at risk, and the precautions provided to reduce fire risk and protect occupants.
- Means of escape: routes, exits and obstructions
- Fire doors: condition, suitability and self-closing arrangements where required
- Compartmentation: walls, floors and fire-resisting construction
- Detection and warning: alarm and detection arrangements
- Emergency lighting: where required by the building and escape arrangements
- Firefighting equipment: suitability, location and maintenance
- Electrical risks: installations, appliances and ignition sources
- Heating: boilers, heaters and heat-producing equipment
- Kitchens: cooking equipment, extraction and combustible materials
- People at risk: occupants who may need additional assistance
- Management: inspection, testing, maintenance and resident information
- Emergency arrangements: alarm raising and evacuation procedures
Common Fire Safety Problems Found in HMOs
Fire Doors
Damaged doors, excessive gaps, missing self-closing devices or unsuitable doors can undermine fire protection.
Compartmentation
Alterations, service penetrations and poorly protected openings can compromise fire-resisting construction.
Escape Routes
Furniture, storage, locked doors or layout changes can reduce the effectiveness of escape routes.
Detection & Alarms
Incorrect coverage, faults, poor maintenance or unsuitable alarm arrangements can delay warning.
Management
Weak inspection records, unclear responsibilities and poor resident information can increase risk.
Alterations
Conversions, loft rooms, extensions and changes of use can alter the fire strategy.
How Much Does an HMO Fire Risk Assessment Cost?
There is no single national price. Cost is affected by storeys, rooms, occupancy, complexity, construction, location, existing precautions and the scope of the assessment.
The following are indicative examples from pricing supplied for smaller HMO assessments. They are not a fixed FireRiskQuote tariff and individual assessor quotations may differ.
| Example HMO | Indicative price |
|---|---|
| 2 storeys, up to 5 rooms | £210 |
| 3 storeys, up to 10 rooms | £250 |
| 4 storeys, up to 15 rooms | £300 |
Larger, more complex or specialist premises may cost more. Ask each assessor what is included, whether the site visit is included, what report will be supplied and whether follow-up work is charged separately.
How to Choose an HMO Fire Risk Assessor
Price should not be the only consideration. The assessor needs to be competent for the particular HMO being assessed.
Qualifications
Ask about relevant fire safety qualifications and professional registration where appropriate.
HMO Experience
Check that the assessor has practical experience with HMOs and shared residential accommodation.
Insurance
Confirm appropriate professional indemnity and public liability insurance.
Methodology
Ask how the assessment will be undertaken and what information will be considered.
Report Quality
Ask what the report contains and how findings and recommendations are prioritised.
Comparable Quotes
Compare what each quotation includes rather than comparing headline price alone.
Information to Give an HMO Fire Risk Assessor
- Property address or postcode
- Number of storeys
- Number of bedrooms or lettable rooms
- Approximate floor area
- Expected occupancy
- Licensing or local authority information
- Age and construction type where known
- Fire alarm and detection details
- Fire door and compartmentation information
- Previous fire risk assessment
- Enforcement notices or outstanding actions
- Recent alterations or changes of use
How an HMO Fire Risk Assessment Works
1. Tell Us About the HMO
Provide location, size, rooms, storeys and relevant property details.
2. Compare Up to 3 Quotes
Receive quotations from assessors in the FireRiskQuote network.
3. Choose Your Assessor
Consider competence, experience, scope, report quality, availability and price.
What Happens After an HMO Fire Risk Assessment?
The assessment should identify fire risks and the measures needed to reduce those risks. The responsible person remains responsible for implementing and maintaining appropriate fire safety arrangements.
Recommendations should be reviewed and prioritised according to risk. Changes to the property or its use can require the assessment to be revisited.
HMO Fire Safety Rules Across the UK
Official Fire Safety Guidance
Other Fire Risk Assessment Property Types
Find HMO Fire Risk Assessment Quotes Near You
HMO Fire Risk Assessment FAQs
Do HMOs need a fire risk assessment?
Fire safety duties depend on the type, location and use of the HMO. In England and Wales, the Regulatory Reform (Fire Safety) Order 2005 applies to relevant non-domestic premises and includes common parts of HMOs. Scotland has separate fire safety legislation.
Who is responsible for an HMO fire risk assessment?
The responsible person is the person with responsibility for fire safety. Depending on the arrangements, this may be the landlord, owner, managing agent or another person with control of the premises.
How much does an HMO fire risk assessment cost?
Cost depends on size, storeys, rooms, occupancy, complexity, construction, location and scope. Indicative examples supplied for smaller HMOs include £210 for two storeys and up to five rooms, £250 for three storeys and up to ten rooms, and £300 for four storeys and up to fifteen rooms.
What does an HMO fire risk assessment include?
It should consider fire hazards, people at risk, means of escape, fire doors, compartmentation, detection and warning, emergency lighting where relevant, firefighting equipment, electrical and heating risks and management arrangements.
What should I look for in an HMO fire risk assessor?
Look for competence appropriate to the HMO, relevant qualifications or professional registration where appropriate, HMO experience, suitable insurance and a clear assessment methodology and report.
Does an HMO need fire doors?
The fire-resisting doors required depend on the building, construction, escape strategy and risk. The assessor should inspect existing doors and consider suitability, condition and fire performance.
Does an HMO need emergency lighting?
Emergency lighting may be required where occupants need illumination to use escape routes safely during a power failure. The requirement should be determined from the actual building and escape arrangements.
How often should an HMO fire risk assessment be reviewed?
Keep the assessment under regular review and update it when it is no longer valid or when significant changes affect the premises or its use. Changes to layout, occupancy, management or fire precautions can require an earlier review.
Can a landlord carry out their own HMO fire risk assessment?
Whether a landlord is competent to undertake a particular assessment depends on their knowledge, experience and the complexity of the premises. Where the necessary competence is not available, a competent specialist should be appointed.
Can I compare more than one HMO fire risk assessment quote?
Yes. FireRiskQuote is designed to help landlords and property managers submit their requirements and compare up to three quotes from assessors in the network, with no obligation to accept a quote.
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Request HMO QuotesDisclaimer: This page provides general guidance and is not fire safety, legal or professional advice. Requirements vary according to the property and jurisdiction. Check current legislation and guidance and consult a competent fire risk assessor where appropriate.