HMO Landlords
HMO Fire Risk Assessment — Small & Large HMOs
Licensing-ready Fire Risk Assessments for Houses in Multiple Occupation across Nottinghamshire, Derbyshire, South Yorkshire and Leicestershire. Written to the LACORS guidance, BS 5839-6 for detection, and BS 8214 for door specification — with a plain-English action plan you can hand to your local authority.
Small HMO (3–4 occupants)
Shared houses with 3–4 unrelated tenants and shared amenities. Typically Grade D LD2 detection with FD30S doors on the escape route.
- Grade D LD2 mains-with-battery smoke and heat detection
- FD30S doors to kitchen and habitable rooms on the escape
- Clear compartmentation between floors
- Emergency lighting where escape is complex
Large HMO (5+ occupants)
Mandatory-licensable HMOs of 5+ tenants. Almost always Grade A LD2 with a control panel and FD30S doors throughout — with clear escape signage and lighting.
- Grade A LD2 panelised system with heat/smoke detection
- FD30S doors on every risk room and bedroom
- Protected escape route and final-exit door
- Emergency lighting, fire signage, extinguishers to BS 5306
What an HMO Fire Risk Assessment covers
Escape strategy
Travel distances, protected routes, final exits, escape lighting and signage benchmarked against LACORS.
Detection & alarm
System grade and category specified to BS 5839-6, plus test regime and log-book actions for the landlord.
Fire doors & compartmentation
Every doorset checked for FD30S rating, gaps, intumescent seals, closers and glazing — with priced remediation.
Ignition & fuel
Kitchen risk, portable heaters, electrical distribution, EICR status and combustible storage on escape routes.
Management & tenant info
Fire action notices, tenant fire-safety pack, testing schedule and evidence pack for the licensing authority.
Action plan
Prioritised, dated actions with a clear responsible-person split — so licensing officers can sign it off without follow-up.
HMO Fire Risk Assessment by town
Local HMO pages with council licensing notes, common stock types and typical remediation across the East Midlands and South Yorkshire.
Common HMO questions
Is a Fire Risk Assessment a legal requirement for a HMO?
Yes. Under the Regulatory Reform (Fire Safety) Order 2005 the responsible person for any HMO must have a suitable and sufficient written Fire Risk Assessment. Licensing HMOs must produce it on request to the local authority.
What's the difference between a small HMO and a large HMO for fire safety?
A small HMO is typically 3–4 unrelated occupants sharing amenities. A large HMO is 5 or more (mandatory licensing). Large HMOs almost always need a Grade A/D LD2 mixed alarm system, FD30S fire doors on all risk rooms, and protected escape routes; small HMOs may accept a Grade D LD3 system depending on layout and risk.
How often should a HMO Fire Risk Assessment be reviewed?
Annually as a minimum, and immediately after any material change — new tenant profile, layout works, kitchen refit, or an incident. Most councils expect an FRA dated within the last 12 months at licence renewal.
Do HMO doors need to be FD30 or FD30S?
For flats and bedrooms opening onto a protected escape route the standard is FD30S — 30-minute fire resistance with cold smoke seals (intumescent + brush). Kitchen doors, plant rooms and risk rooms follow the same rule.
What alarm grade does my HMO need?
As a rule of thumb: bedsit/large HMO → Grade A LD2 with panel and detection to escape and risk rooms; shared house up to 3 storeys → Grade D LD2 mains-with-battery. Your FRA will specify to BS 5839-6.
How long does an HMO FRA take on site?
A typical 4–6 bed HMO takes 1.5–3 hours on site plus reporting. Larger HMOs and bedsit blocks take longer. The written report is emailed within 3–5 working days.
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