Legal context
Since the Fire Safety (England) Regulations 2022 came into force, the Responsible Person for any HMO or multi-occupied residential building has explicit duties around fire doors, signage and information to residents. Mandatory HMO licensing applies to any property with five or more occupants forming more than one household. Local authorities — Ashfield, Mansfield, Sheffield and Derby in particular — request a current suitable-and-sufficient fire risk assessment as part of licence renewal.
Why this sector is different
- Mixed-occupier behaviour — cooking, vaping, candles, charging e-bikes
- Bedroom doors typically the only compartmentation between sleeping risk and means of escape
- Communal areas often shared, cluttered or used for storage
- High turnover means a single tenant change can break protection (door wedged, alarm de-powered)
Typical scope on a landlords / hmos job
- Type 1 or Type 3 fire risk assessment depending on licensing trigger
- FD30 / FD30S inspection on every bedroom and risk-room door
- Grade A or Grade D2 interlinked detection check against BS 5839-6
- Emergency lighting check on protected escape routes
- Action plan prioritised by tenant safety risk, not landlord cost
Common findings we record on landlords / hmos sites
- Bedroom doors missing intumescent / cold smoke strips
- Self-closers removed or disabled by tenants
- Mains-powered detectors that are not interlinked between floors
- No emergency lighting on a two-storey-plus escape route
- Out-of-date or missing fire-action notices in shared kitchens
How often to reassess
Most HMO licences are issued for five years. The assessment is required to be reviewed regularly and after any material alteration — in practice we recommend a documented annual review and a fresh on-site assessment every 2–3 years.
What it costs
Typical fixed fees range from £180 for a 3-bed shared house to £450 for a licensable HMO of 6+ occupants. Larger portfolios get a per-property rate.