HMO Fire Risk Assessment: Ensuring Safety and Compliance in Your London Property

For landlords operating Houses in Multiple Occupation (HMOs) in London, fire safety is a particularly critical area of responsibility. The higher density of occupants and the often-shared facilities in HMOs mean that fire risks and the potential consequences can be greater than in single-family dwellings. Therefore, a specific and thorough HMO fire risk assessment is not just a legal requirement under the Regulatory Reform (Fire Safety) Order 2005, but essential for protecting the lives of your tenants and safeguarding your property in London.

An HMO fire risk assessment in London goes beyond a standard residential assessment. It requires a detailed evaluation of all communal areas, individual living spaces, and the interaction between them in the event of a fire. Key considerations include the adequacy of fire detection and alarm systems (often needing to be Grade A LD3 or higher in HMOs with three or more storeys), the integrity of fire doors (typically FD30S or even FD60S in some cases) and their self-closing mechanisms, the provision of clear and unobstructed escape routes with appropriate emergency lighting, and the presence of firefighting equipment like fire extinguishers and fire blankets, particularly in shared kitchens. The assessment must also consider the specific layout of the HMO, the number and vulnerability of the tenants, and the management procedures in place to ensure ongoing fire safety.

Legal compliance for HMO fire safety in London is stringent. Landlords are the ‘responsible persons’ and must ensure that a competent individual carries out the fire risk assessment and that all identified risks are adequately addressed. The Housing Act 2004 and associated regulations place additional responsibilities on HMO landlords regarding fire safety, often requiring higher standards than regular buy-to-let properties. These regulations can include specific requirements for fire alarm systems, fire doors, compartmentation, and the provision of fire safety information to tenants. Regular reviews of the fire risk assessment, at least annually or whenever there are changes to the property or occupancy, are also mandatory to maintain compliance in London.

When commissioning an HMO fire risk assessment in London, it is advisable to choose an assessor with specific experience in HMO properties. They will be familiar with the unique fire safety challenges these types of buildings present and the relevant legislation. While PAS 79 is a widely recognized standard for fire risk assessments in the UK, the assessor should also be well-versed in the specific guidance provided by the London Fire Brigade and local council licensing requirements for HMOs. A thorough assessment will not only identify hazards and recommend control measures but also provide a detailed report that can be used to demonstrate compliance to licensing authorities and tenants.