Fire Risk Assessments for HMOs

What are Houses in Multiple Occupation (HMOs)?

An HMO is a property rented to at least three tenants who form more than one household and share common facilities like bathrooms, toilets, or kitchens. This category includes houses, flats, and converted buildings. Larger HMOs, which have three or more storeys or house five or more tenants from different households, require an HMO license. It’s advisable to consult your local authority for specific HMO regulations, as some areas might have additional licensing requirements for small or all HMOs.

However, beyond just understanding what constitutes an HMO, it is crucial to know which rental properties mandate a Fire Risk Assessment. Fire Risk Assessments for HMOs (Houses in Multiple Occupation) are inherently required due to the higher risk factors associated with these properties. The residents are often less acquainted, reducing the likelihood of mutual assistance during emergencies.

Rental properties that aren’t classified as single private dwellings—like those rented by different families or friend groups with shared communal spaces—also require a Fire Risk Assessment. Ensuring these safety measures are in place is vital for protecting all occupants in case of a fire.

In summary, whether managing an HMO or any rental property with shared living spaces, conducting thorough Fire Risk Assessments for HMOs (Houses in Multiple Occupation) isn’t just a regulatory requirement—it’s essential for the safety and well-being of all tenants.

The Critical Role of Fire Risk Assessments

Identifying your property as an HMO means Fire Risk Assessments for HMOs (Houses in Multiple Occupation) are crucial. These assessments are not just for HMOs but also for offices, shops, community halls, hotels, sports centres, and other commercial establishments. Fire Risk Assessments for HMOs (Houses in Multiple Occupation) help identify and mitigate potential fire hazards, ensuring the safety of tenants, staff, guests, and visitors, while also protecting the property from extensive damage. Compliance with legal requirements and offering legal protection to landlords in case of accidents are additional benefits. Conducting these assessments is a vital step towards creating a safe living environment, maintaining the well-being of all occupants, and ensuring peace of mind for both landlords and tenants.

Navigating Legal Fire Safety Requirements for HMOs

HMOs must adhere to specific fire safety regulations, as outlined in the Housing Act 2004 and the Regulatory Reform (Fire Safety) Order 2005. Property owners or managers are mandated to conduct Fire Risk Assessments for HMOs (Houses in Multiple Occupation) and take measures to mitigate identified risks. The Management of Houses in Multiple Occupation (England) Regulations 2006 details the responsibilities of licence holders and tenants. These regulations also apply to selective licensing under many councils. Legislation places the responsibility on licence holders to ensure the property complies with fire safety and health and safety standards. Conducting thorough Fire Risk Assessments for HMOs (Houses in Multiple Occupation) is essential for ensuring compliance and the safety of all occupants.

Is a Fire Risk Assessment Legally Required for Flats?

Yes, conducting a Fire Risk Assessment is a legal obligation for all blocks of flats. This vital evaluation ensures that potential fire hazards are identified and mitigated.

For flats where occupancy exceeds four residents, maintaining a written record of the Fire Risk Assessment is mandated. However, it’s advisable for smaller residences to also document their assessments to ensure thorough safety measures.

A ‘responsible person’ must be designated for every block of flats. This person ensures that the Fire Risk Assessment is up-to-date and manages the safety of communal areas like corridors and stairwells. By doing so, they help maintain a secure living environment for all residents

Key Elements of a Fire Risk Assessment

A Fire Risk Assessment involves a systematic evaluation of the premises to identify potential fire hazards, assess the level of risk, and develop an action plan to minimise the risks. The assessment should be carried out by a competent person with knowledge and experience in fire safety.

A comprehensive Fire Risk Assessment document should include important details such as the property address, assessment date, assessor’s name, and review date. The assessment should focus on four main areas:

Identification of Hazards: 

A list of potential fire hazards within the property needs to be identified.

Assessment of Potential Harm: Determining who could be harmed by the identified hazards, including tenants, staff, or visitors.

Risk Control: Evaluating whether the identified risks are adequately controlled and determining any further actions required to minimise risks.

Risk Mitigation: Outlining reasonable and effective measures to control or eliminate identified hazards.

Is a Fire Risk Assessment Necessary for an Unoccupied Property?

Yes, conducting a Fire Risk Assessment in an unoccupied property is essential. Despite the absence of people, these properties are still vulnerable to fire hazards.

Reasons Why an Assessment is Necessary:

Potential Hazards Remain: Even when a building is not in use, various fire risks persist. Electrical faults, flammable materials left behind, or structural issues can all contribute to the risk of fire.

Insurance Requirements: Many insurance policies mandate Fire Risk Assessments as a condition of coverage. If a fire occurs and an assessment hasn’t been performed, it could lead to complications with claims.

Legal Obligations: Property owners are legally required to ensure safety compliance, which includes identifying and mitigating fire risks, regardless of occupancy.

Preserving Property Value: An unoccupied property is a significant investment. Regular assessments help maintain its safety and integrity, potentially preventing costly damages.

Identifying Fire Hazards

During the assessment, the fire risk assessor will identify various fire hazards within the HMO. These hazards may include faulty electrical systems, inadequate fire separation between different units, improper storage of flammable materials, and blocked escape routes.

Evaluating the Level of Risk

Once the hazards are identified, the assessor will evaluate the level of risk associated with each hazard. This evaluation considers factors such as the probability of a fire starting, the potential spread of fire, and the number of people at risk. The level of risk is classified as low, medium, or high.

Implementing Fire Safety Measures

Based on the findings of the assessment, appropriate fire safety measures should be implemented to reduce the identified risks. This may involve upgrading fire detection and alarm systems, improving fire-resistant structures, providing fire extinguishers and fire blankets, and ensuring clear and unobstructed escape routes.

Educating and Training Occupants

Landlords are not expected to provide fire safety training to tenants, as the assessment primarily aims to identify hazards and recommend preventive measures.

Regular Review and Update

Fire risk assessments should be reviewed periodically to account for any changes in the property or occupancy. This ensures that the fire safety measures remain effective and up to date. Additionally, any modifications made to the HMO should be assessed for their impact on fire safety.

Choosing a Competent Fire Risk Assessor

In accordance with The Regulatory Reform (Fire Safety) Order 2005 the assessment must be completed by a ‘Responsible Person’ who is capable of identifying potential risks and advising the best way of limiting these moving forward. It is for that reason that unless an individual has notable experience and accreditation in fire safety that we recommend one of our fire safety assessors to conduct the Fire Risk Assessment.

Our team specialises in residential property and applies the LACORS framework in the same way as local authorities do. LACORS is a guidance document created for both landlords and fire safety officers, and are the guidelines that your local housing enforcement officers will use to evaluate your property.

Our procedure is therefore to visit your property before it is inspected by local authorities to give you a comprehensive report of any fire safety concerns within the property. These are graded between actions which are simply recommended as best practice and those which are mandatory and indisputable in order to meet local and national standards. You may then complete any required upgrade work within a sensible time frame and avoid penalties from local authorities.

All recommendations from a Fire Risk Assessment need to be justifiable and supported with case studies, as if there is an accident in the property there will be heavy scrutiny on the landlord and those involved in the assessment.

Frequent Fire Safety Challenges in HMOs

HMOs often face specific fire safety challenges. Some common issues include inadequate fire separation, lack of fire doors, faulty electrical wiring, improper storage of combustible materials, and blocked escape routes. Identifying and addressing these issues is crucial to mitigate fire risks.

Basic Fire Safety Standards for Residential Properties

While specific requirements vary depending on various factors, here are some basic fire safety standards typically applicable to residential properties:

Fire Detection and Warning Systems

Under the LACORS guidelines, a mains-wired and interlinked AFD system is the minimum requirement. It is recommended to have the system installed and tested by an accredited third-party company. BAFE is an example of accreditation these companies will have. Regular testing and maintenance of these systems are essential to ensure their reliability.

Fire Doors

The necessity for fire doors depends on the property’s layout, how complex the escape route is, and identified risks. Although fire doors are unlikely to be required for bedrooms in a small shared house, they might be necessary if the kitchen is part of the escape route. These should be installed by a 3rd party accredited contractor, BM Trada Q-Mark is an example of accreditation these companies will have.

Emergency Escape Routes

Clear and unobstructed escape routes are vital in HMOs to enable safe evacuation in the event of a fire. The routes should be adequately signposted, well-lit, and free from any barriers or obstructions. Regular inspections should be conducted to ensure their accessibility and functionality.

Firefighting Equipment and Facilities

Fire extinguishers and fire blankets are essential as per the LACORS guidelines. They should be strategically placed, correctly installed and annually tested by an accredited third-party company. BAFE is an example of accreditation these companies will have.

By fulfilling these fire safety standards and complying with relevant regulations, you, as a license holder, take responsibility for ensuring the safety and well-being of your tenants. The Management of Houses in Multiple Occupation Regulations 2006 and LACORS fire safety guidance outline the specific responsibilities of license holders and provide guidance on fire protection measures. Additionally, the Regulatory Reform (Fire Safety) Order 2005 emphasises risk reduction and prevention and mandates detailed Fire Risk Assessments for HMOs.

Remember, prioritising fire safety in your HMO not only ensures compliance with legal obligations but also demonstrates your commitment to providing a secure living environment for your tenants.

Contact us today to safeguard your HMO from potential fire hazards.