The short answer
In England, an HMO landlord must keep the fire alarm and fire-fighting equipment in good working order, carry out a fire risk assessment for the common parts under the Fire Safety Order, keep escape routes clear, and meet any licence conditions set by the council. The alarm type depends on the size and layout of the property, and most councils follow the LACORS fire safety guidance. Keep the service certificates: they are the evidence.
Which rules apply to an HMO?
- Housing Act 2004: councils assess fire as a hazard under the Housing Health and Safety Rating System and can require improvements. Larger HMOs (five or more people forming two or more households) need a mandatory licence, and councils can license smaller ones too.
- Management of HMOs (England) Regulations 2006: the manager must keep fire alarms and fire-fighting equipment in good working order and keep means of escape free from obstruction.
- Regulatory Reform (Fire Safety) Order 2005: applies to the common parts. The responsible person must have a suitable and sufficient fire risk assessment and act on it.
- Fire Safety (England) Regulations 2022: for buildings with two or more sets of domestic premises, residents must be given fire safety instructions and information about fire doors. Buildings over 11 metres have extra fire door checks.
- Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022: at least one smoke alarm on each storey with living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance (gas cookers excepted).
What fire alarm does an HMO need?
It depends on the number of storeys, the number of occupants and how the property is laid out. Most local housing authorities follow the LACORS Housing: Fire Safety guidance, which sets out typical systems for common HMO layouts. Smaller shared houses often need interlinked mains-powered alarms with battery backup (Grade D under BS 5839-6). Larger HMOs and buildings converted into flats often need a panel-based system (Grade A) covering the common parts. Your licence conditions and fire risk assessment will say which.
For what the grades and categories mean, see fire alarm categories explained.
How often does an HMO fire alarm need testing and servicing?
A panel-based (Grade A) system should be serviced by a competent person at least every six months, with the logbook kept up to date. Emergency lighting, where fitted, needs a monthly function test and an annual full-duration test under BS 5266-1. The tenants or a nominated person should test the alarm regularly, typically weekly for panel systems, and record it. Many councils ask to see these records at licence renewal or inspection.
What will a fire officer or licensing team ask to see?
- The current fire risk assessment for the common parts, with its action plan
- Alarm and emergency lighting service certificates, and the logbook
- Evidence that faults found on service have been fixed
- Fire door condition, and the information given to residents
- Clear escape routes, with no stored items or bikes blocking them
If you have received an enforcement letter with a deadline, give us the date on it. We plan the survey, any remedial works and the certificate pack back from it. See fire safety for landlords.
Common questions
Do HMO landlords need a fire risk assessment?
Yes, for the common parts. The Regulatory Reform (Fire Safety) Order 2005 applies to the shared areas of an HMO, and the responsible person must have a suitable and sufficient fire risk assessment.
Are battery smoke alarms enough for an HMO?
Usually not. Most HMOs need mains-powered, interlinked alarms with battery backup as a minimum, and larger HMOs often need a panel-based system. The council’s licence conditions and the fire risk assessment set the requirement.
Who is responsible for fire safety in an HMO?
The landlord or the person managing the HMO. Under the HMO management regulations they must keep fire alarms and fire-fighting equipment in good working order and keep escape routes clear.
How often should an HMO fire alarm be serviced?
A panel-based system should be serviced by a competent person at least every six months, with the results recorded in the logbook.