Protect your tenants.
Protect your licence.
Protect your investment.
An HMO without a valid fire risk assessment is an HMO without a licence. We work with landlords across Chester, Liverpool, Manchester, Warrington, Wirral, and North Wales — from single HMOs to growing portfolios — to make sure you are compliant, covered, and never caught out.
HMO fire safety checklist
Is yours complete?Current fire risk assessmentRequired by law. Must be reviewed when significant changes occur or at least every 12 months in higher-risk HMOs.
Interlinked fire alarm systemGrade D minimum in most HMOs. Grade A required in larger or higher-risk properties.
Fire doors on all habitable roomsFD30 as a minimum on all bedroom and kitchen doors leading onto escape routes.
Fire door inspections documentedFire doors must be inspected regularly and faults recorded and actioned.
Fire safety signage in placeExit routes, fire action notices, and equipment locations clearly marked throughout.
Emergency lightingRequired on escape routes in most licensable HMOs — especially in windowless corridors.
The problems we
hear most often
Most landlords who come to us are not cutting corners — they simply don't know what they don't know. These are the three situations we encounter most often.
"I had an assessment done when I set up the HMO. I assumed it was fine indefinitely."
It is not. A fire risk assessment is not a one-off document — it needs to be reviewed regularly, and immediately if you have made changes to the property, changed the number of occupants, or had any fire safety incidents. An outdated assessment leaves you exposed legally and could invalidate your licence.
"The council is coming for my licence renewal and I've suddenly realised I'm not sure I'm compliant."
Licence renewal is one of the most common triggers that brings landlords to us. We can turn around a fire risk assessment and fire door inspection quickly so you have the documentation you need. More importantly, we tell you honestly what is actually required — not just what looks good on paper.
"I bought a property that was already an HMO. I have no idea what fire safety work the previous owner did."
This is more common than you might think. If you have recently acquired an HMO, you have taken on the fire safety obligations of the Responsible Person whether or not documentation was passed to you. A fresh assessment gives you a clean baseline and puts you in control.
What happens if
you get this wrong
Fire safety failures in HMOs are not just a health and safety issue. The consequences reach into your licence, your insurance, and your liability as a landlord.
Unlimited fines
Prosecution under the Regulatory Reform (Fire Safety) Order 2005 can result in unlimited fines. The courts take fire safety failures in HMOs seriously.
Licence revocation
Local authorities can revoke an HMO licence where fire safety compliance cannot be demonstrated. Without a licence, you cannot legally operate the HMO.
Insurance voidance
Most landlord insurance policies require you to maintain a valid fire risk assessment. A gap in compliance can void your cover — precisely when you need it most.
Personal liability
As the Responsible Person, you can face personal prosecution in the event of a fire where safety failings are identified. This applies regardless of whether you use a letting agent.
Everything your HMO
needs in one place.
A fire risk assessment, fire door inspection, and fire safety training — coordinated by one consultant, reported consistently, and delivered at a price that makes sense for landlords.
Fire risk assessments
From £295 per propertyA thorough, legally compliant assessment by a qualified assessor who understands HMO occupancy patterns. Clear written report and prioritised action list.
- All areas — rooms, corridors, stairwells, kitchens
- Fire alarm grade and coverage assessment
- Written report with photographic evidence
- Prioritised actions — critical, significant, general
- Suitable for council licence applications and renewals
Fire door inspections
From £14 per doorFire doors are one of the most commonly failed items in HMO inspections. We assess every component and give you a clear record of condition and any remedial work required.
- Frame, leaf, intumescent seals, hinges & hardware
- Self-closing devices and cold smoke seals
- Photographic evidence per door
- Prioritised remedial recommendations
- Often carried out alongside the fire risk assessment
Fire safety training
From £395 per sessionPractical, hands-on training for you, your staff, or your tenants. Delivered on-site at your property, tailored to shared residential occupancy.
- Fire marshal training for on-site staff
- Hands-on extinguisher use on a live fire
- Tenant fire awareness sessions available
- Evacuation procedure review and documentation
- Certificates issued to all attendees
HMO licensing and
fire safety obligations
Whether your HMO requires a mandatory or additional licence depends on the property. In either case, fire safety compliance is not optional.
Any HMO occupied by five or more people from two or more households requires a mandatory HMO licence from the local authority. Smaller HMOs may require an additional licence depending on the local council's selective licensing scheme — Chester, Liverpool, Manchester, and Warrington all operate their own schemes with varying thresholds.
In every case, the local authority will expect to see evidence of fire safety compliance as part of the licensing process. A fire risk assessment carried out by a competent person — not just any assessor — is the standard they are looking for. Tim Fletcher holds the ABBE Level 4 Diploma, which is widely accepted by local authorities as evidence of competency.
Even where licensing is not required, you remain the Responsible Person under the Regulatory Reform (Fire Safety) Order 2005 if your property has common areas or is occupied by more than one household. Your obligation to carry out and record a fire risk assessment does not depend on whether you need a licence.
Mandatory HMO licence
Required by law5+ people · 2+ households · Any storey height. Required nationally. Fire risk assessment, alarm system, and fire door compliance will be assessed by the council.
Additional & selective licensing
Council dependentSmaller HMOs and even single-let properties can fall under local licensing schemes. Check with your local authority — Liverpool, Salford, and parts of Greater Manchester currently operate schemes covering smaller properties.
Regulatory Reform (Fire Safety) Order 2005
Always appliesApplies to all non-domestic premises and common areas of residential buildings. As the Responsible Person you must carry out and record a fire risk assessment regardless of licensing status.
Fire Safety (England) Regulations 2022
From Jan 2023Requires Responsible Persons to provide fire safety information to residents, undertake checks on fire doors, and maintain records of all fire safety actions taken.
Experience you can
put in a report.
Tim founded Fletcher Risk Management to bring genuine expertise and personal accountability to fire safety in the North West. With more than 30 years in the fire industry, he understands HMO occupancy risks in a way that goes well beyond ticking boxes. When you book with Fletcher Risk, Tim carries out the assessment — not a subcontractor you have never spoken to.
- ABBE Level 4 Diploma in Fire Risk Assessment
- NEBOSH National General Certificate
- FPA Fire Safety Management Certificate
- Member — Institute of Fire Safety Managers
- Member — Fire Protection Association
"We appointed Fletcher Risk Management to conduct a fire risk assessment at one of our rental properties. From the offset the level of service was stellar and Tim demonstrated the utmost integrity and professionalism in the timely delivery of his report." — Andrew P. · Google Review ★★★★★
Sam oversees operations and handles the scheduling and coordination that keeps things running efficiently for landlords with multiple properties. His legal training gives him a thorough understanding of the regulatory framework — including the licensing obligations that vary between councils across the North West.
- ABBE Level 4 Certificate in Fire Risk Assessment
- Bachelor of Laws (LLB)
- Master of Business Administration (MBA)
- 10+ years hospitality fire safety experience
We cover your whole area
We work with HMO landlords across Chester, Liverpool, Manchester, Warrington, Wirral, Wrexham, Rhyl, and the wider North West and North Wales. If you're not sure we cover your location, just call.
"We appointed Fletcher Risk Management to conduct a fire risk assessment at one of our rental properties in Hoole. Tim demonstrated the utmost integrity and professionalism. We genuinely cannot recommend him highly enough."
"Without doubt one of the best and most professional businesses I have used for our Fire Risk Assessment. Tim Fletcher is a highly regarded professional in his field. Protect your staff, protect your building, protect your business."
"We have engaged Fletcher Risk Management to carry out surveys on a number of our sites. The work he has produced for us exceeded our expectations by far. I would definitely recommend using this company."
Get your HMO
properly compliant.
Whether you need an assessment for a licence application, a review of existing documentation, or a fresh start on a recently acquired property — we can help. Call us for an honest conversation with no obligation.