Fire Safety for HMO Investors
What every landlord should know before buying
Houses in Multiple Occupation (HMOs) have become a popular investment choice across the UK. Demand for affordable, shared housing continues to grow — from students and young professionals to contractors and key workers — making HMOs an attractive and often high-yield asset class.
But while the returns can be strong, fire safety in HMOs is one of the most tightly regulated — and frequently misunderstood — parts of property investment.
At Fletcher Risk, we work with landlords, developers, and managing agents to make sure their buildings are safe, compliant and ready for licensing. Here’s what every HMO investor needs to understand before signing the deal.
🔑 What makes an HMO different
An HMO is any property occupied by three or more people from different households who share facilities such as kitchens or bathrooms.
Because multiple, unrelated tenants live independently under one roof, HMOs have higher fire risks than single-family homes. Those risks include:
Tenants cooking separately and at different times.
Increased use of portable heaters and personal appliances.
Multiple locked bedroom doors (affecting escape).
Shared stairwells and communal areas that may become cluttered.
Varied levels of fire-safety awareness among occupants.
That’s why local authorities apply strict HMO licensing standards — and why fire safety must be built into your plan from day one.
🧱 The legal framework
Fire safety in HMOs is governed by two overlapping sets of law:
The Regulatory Reform (Fire Safety) Order 2005 — applies to the common areas of all HMOs (stairs, landings, kitchens, corridors). It requires a suitable and sufficient Fire Risk Assessment and ongoing management of fire precautions.
The Housing Act 2004 — through the HMO Management Regulations and Housing Health and Safety Rating System (HHSRS), this covers standards in the whole property, including individual rooms. Local councils use these powers to set licensing conditions around fire doors, alarms, lighting, and escape routes.
Failing to comply can lead to fines, licence refusals, rent repayment orders, or even criminal prosecution if negligence leads to harm.
🧠 What a compliant HMO needs
Although exact standards vary slightly by council, most local authorities expect:
A fire detection and alarm system – typically a Grade A or D system meeting BS 5839, depending on size and layout.
Interlinked smoke and heat detectors in bedrooms, kitchens, hallways, and landings.
Emergency lighting in escape routes.
Fire-resisting doors (FD30s) with self-closers and cold smoke seals.
Clear escape routes, free of storage or trip hazards.
Fire blankets or extinguishers in shared kitchens.
Up-to-date Fire Risk Assessment covering both the structure and the management of the building.
Tenant information, such as fire-action notices and evacuation procedures.
Local authorities may also operate Selective Licensing and Additional HMO Licensing schemes, each with detailed fire-safety expectations.
💬 Common mistakes new HMO investors make
Even experienced landlords can underestimate the complexity of fire safety in HMOs. The most common pitfalls include:
Assuming domestic smoke alarms are enough. HMOs need a higher-grade system designed for multiple occupancy.
Ignoring internal bedroom doors. Fire-resisting doors are essential to protect escape routes and prevent fire spread.
No professional Fire Risk Assessment. It’s a legal requirement, not an optional check.
Not budgeting for maintenance. Alarm testing, emergency-light checks and fire-door inspections all carry ongoing costs.
Over-reliance on builders. Even well-intentioned contractors may not install systems compliant with HMO standards.
🏠 Fire safety and property value
While compliance is a legal obligation, it’s also an investment in your asset.
Well-managed HMOs with clear safety certification attract better tenants and command higher rents.
Compliant properties pass licensing inspections faster and face fewer costly delays.
Fire-safe conversions are more resilient to insurance scrutiny, protecting your yield and resale value.
For older or character properties, aligning modern fire safety with conservation or refurbishment work can also enhance long-term sustainability and market appeal.
🧾 Before you buy: a checklist
If you’re about to invest in or convert a property into an HMO, make sure you:
Commission a Fire Risk Assessment — identify upgrade costs before completion.
Check local licensing conditions — requirements vary by area.
Confirm the alarm system grade — and budget for any upgrade.
Inspect fire doors and escape routes — these often need remedial work.
Review your management plan — who will test alarms, maintain lighting, and update records?
Train your tenants or managing agent — everyone should know what to do if the alarm sounds.
🔧 How Fletcher Risk can help
At Fletcher Risk, we help HMO landlords and investors stay safe, compliant, and confident.
Our services include:
HMO Fire Risk Assessments tailored to licensing standards.
Pre-purchase compliance reviews to flag upgrade costs early.
Fire-door and alarm audits for existing properties.
Ongoing annual reviews to keep your licence valid and your documentation inspection-ready.
Guidance for managing agents, ensuring systems are maintained and tenants understand evacuation procedures.
Whether you’re buying a new investment or improving an existing portfolio, we’ll help you meet every requirement — without unnecessary cost or confusion.
🔑 The key takeaway
HMOs can be excellent investments — but only when fire safety is treated as part of the business plan, not an afterthought.
If you’re buying or managing a shared property, start with a professional Fire Risk Assessment and clear management system. It protects your tenants, your licence, and your investment.
👉 Contact us to speak to the Fletcher Risk team about HMO fire-safety compliance and landlord support.
Fletcher Risk Team - 4 November 2025
Disclaimer:
This article is provided for general information only and does not constitute legal or professional advice. While every effort has been made to ensure accuracy, fire-safety requirements may vary depending on your building and local authority. For specific guidance or a formal Fire Risk Assessment, please contact Fletcher Risk or a qualified fire-safety professional.