Making sure your property is well protected against fire isn’t only good practice - it’s a responsibility and legal requirement.
Understanding fire risk assessments and why House in Multiple Occupation (HMO) properties need them is essential for both experienced landlords and those new to managing properties in the UK. With regulations tightening and insurance providers demanding compliance, staying informed is a must.
In this guide, we’ll break down everything you need to know, from what a fire risk assessment involves, why HMOs need it, and when professional support, like that offered by Barbon Fire Protection, may be worth considering.
What Is a Fire Risk Assessment for HMOs?
Fire risk assessment (FRA) is a systematic evaluation of a property’s fire safety measures. It involves an organised, methodical, and thorough examination of the building, as well as the activities that happen inside and the likelihood of a fire erupting and causing harm.
An assessor identifies potential hazards, determines who could be at risk in the case of a fire, and inspects the existing fire prevention and control systems.
Hazards can be anything that can cause injury, while risk is the chance of that injury occurring. In HMOs and rental properties, some common fire hazards include:
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Trailing cables
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Overloaded sockets
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Candles and open flames
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Smoking indoors
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Unattended cooking appliances
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Heating equipment
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Any combustible materials
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Open flames
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Exposed wiring
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Lacking fire extinguishers
Structural issues, such as missing or damaged fire doors and blocked fire routes, can also significantly increase the risk. The same goes for malfunctioning smoke detectors and inadequate emergency lighting.
By the end of the review, the assessor may recommend or implement ways to improve fire safety measures and protocols, such as the following:
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Installing fire detection warning systems
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Displaying the building layout, indicating fire exits clearly
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Investing in fire extinguishers and hose reels
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Mounting emergency lights
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Posting signage, notices, and instructions for emergencies
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Training staff to be prepared for fire scenarios
The goal is simple: To remove the hazards, reduce the risk, and ensure that the property’s occupants can safely evacuate if a fire does happen. Regular review is also essential to maintain compliance and protection.
Businesses and organisations, including HMOs, with at least five employees are legally required to conduct a yearly FRA.
Why Do HMOs Need Fire Risk Assessment?
In the UK, the Regulatory Reform (Fire Safety) Order 2005 states that anyone responsible for a property occupied by other people must conduct fire risk assessments. They’re also required to do it regularly and to keep it up to date.
For HMOs, this applies to all non-domesticated premises or common areas of the building, such as hallways, staircases, shared kitchen, bathrooms, toilets, living rooms, and communal spaces. The evaluation must also be recorded in writing.
Non-compliance can result in fines, civil penalties of up to £30,000, and even prison time.
This means that for licensed HMOs, a fire risk assessment isn’t optional. As part of their licensing procedure, local councils generally require proof of evaluation. Without it, you’re risking delaying or having your application rejected.
Many commercial insurance providers now include FRA as a non-negotiable step to secure coverage. If a fire occurs and the landlord can’t provide the necessary documents, insurers can use it as a ground to refuse the claim. In such a case, the owner will be held liable for damage.
Ultimately, the most crucial purpose of a fire risk assessment is to ensure the safety of everyone in the HMO premises. Setting up early detection systems, comprehensive evacuation plans, and proper staff training can make a world of difference in preventing costly accidents.
Importance of Professional Input for HMO Fire Protection
Many landlords opt to hire a professional to conduct an FRA because HMOs tend to be more complex than residential homes and similar rental properties. It’s more than a simple “tick-the-boxes” exercise.
As dictated by the law, fire risk assessments must be “suitable and sufficient.” This means the evaluation must realistically reflect the building’s condition.
Professional fire risk assessors are trained to identify actual and potential hazards that non-experts may easily miss. Because they’re looking from an outsider’s perspective, they can assess the building objectively and without bias.
Hazards that may not be obvious at first glance include:
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Effectiveness of an escape route
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Obstruction risks
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Faulty smoke alarm placements
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Reliability of emergency lights
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Possible electrical issues
One vital advantage of hiring an expert is the legal protection it provides. If a fire occurs, authorities may demand sufficient proof that a thorough FRA and sufficient safety measures were in place.
FRA providers ensure everything is well-documented. This means you’ll have a stronger piece of evidence that you did your obligations as a landlord to safeguard the building.
Barbon Fire Protection is a trusted expert in commercial fire prevention. We provide a range of professional services, including fire risk assessments, fire alarm and fire extinguisher installation and maintenance, and fire evacuation planning.
We also supply essential fire safety tools—from car fire blankets and fire safety signs to early warning detection devices and firefighting equipment.
With a proven track record in the industry, Barbon Fire Protection is a member of the BAFE Fire Safety Register and is backed by a team of licensed experts. You can rest assured that your safety is our top priority.
FAQs
What are the main causes of fire in HMOs and other rental properties?
In the UK, fires in HMOs and rental properties are usually due to electrical issues, faulty appliances, and human-factor incidents. The majority of accidental fires in the UK have started in the kitchen.
Who is responsible for arranging a fire risk assessment in HMOs?
The “responsible person,” which is typically the owner, landlord, or manager, is the one legally responsible for arranging a fire risk assessment in an HMO.
They can, however, designate another, as long as they’re competent for the job. Competence, in this scenario, means having sufficient knowledge and training to identify safety hazards.
Are fire alarms and detectors required?
Yes, fire alarms and smoke detectors are required by law as part of a comprehensive fire safety measure for HMOs. Owners and landlords must also check that every alarm is working as intended at the start of every tenancy.
What are the fire safety obligations of HMO landlords?
If you’re the owner or landlord of an HMO, there are several obligations and duties you must adhere to. Carrying out an FRA of the premises and reviewing it regularly (annually or more) comes first.
You’re also responsible for setting up and maintaining safety measures, planning for emergencies, and providing staff training and instruction.
