Fire safety is crucial in HMOs and flats as they face a heightened risk of fire due to the layout and living arrangements the properties have. The subdivision of larger properties into smaller living areas within flats, and private rooms that are often locked with shared spaces that are spread across in a building in HMOs creates an increased risk of fire and escape routes becoming obstructed.
According to recent government statistics, there has been an increase of 1.3% of fires attended to in high rise flats or maisonettes from the year ending September 2024 compared with the previous year.
In this guide we will provide actionable advice on fire safety in HMOs and flats for tenants, owners and landlords.
Fire Regulations in HMOs and Flats
Understanding the fire safety regulations that apply to HMOs and flats is essential to ensure a safe living environment.
The Regulatory Reform (Fire Safety) Order 2005
The Regulatory Reform (Fire Safety) Order 2005 outlines the legal requirements for fire safety in common areas of houses in multiple occupation, maisonettes and flats that the landlord or managing agent is responsible for ensuring compliance with. These include:
Fire Risk Assessments
Fire Risk Assessments are required to identify and evaluate the risk of potential fire hazards and steps to take to reduce these risks.
Fire Prevention Measures
Fire Prevention Measures need to be put in place to prevent fires, such as proper storage of flammable materials for example.
Fire Detection and Alarm Systems
The complexity of a fire detection system will depend on the type of HMO, but a smoke and heat detector which sounds an alarm is a must, along with break glass call points and potentially a fire control panel. All fire detection and alarm systems need to be maintained and tested regularly to ensure correct function.
Escape Routes and Emergency Lighting
The building needs to have clearly marked and visible accessible escape routes, this includes ensuring that routes and exits are clear of obstructions.
Fire Doors
Fire Doors that provide at least 30 minutes of resistance to fire (FD30) are installed where required to prevent the spread of fire and smoke.
Training and fire safety
Information needs to be provided to tenants such as emergency evacuation procedures, fire escape routes and locations of alarms and extinguishers.
Fire Safety Act 2021: Key provisions for multi-occupancy dwellings
The Fire Safety Act 2021 clarifies and expands on the fire safety laid out in The Regulatory Reform (Fire Safety) Order 2005 which applies to all premises and the common parts of multi-occupancy buildings. The Fire Safety Act 2001 enhances fire safety measures where there are two or more sets of domestic premises in a building, and extends on the obligations of the responsible person (the owner or landlord of a building, or a facilities or building manager, managing agent, risk assessor).
The Fire Safety Act 2001 applies to the structure, external walls and all doors and makes it clear that the responsible person for these buildings must make sure fire risk assessments include these elements too, not just the interior of the building.
Tenants Roles in Fire Safety
Tenants roles in fire safety include:
- Ensuring that you are not causing any fire hazards such as blocking fire escape routes or storing flammable items on your balcony for example.
- Checking fire alarms are working each month, changing the batteries if required. If batteries can’t be changed then landlords need to be informed.
- Not make changes to any fire prevention measures such as removing fire doors.
- Raise any concerns about fire safety to the responsible person for your property.
Landlords Responsibilities for Fire Safety
Landlord roles in fire safety include:
- Conducting fire risk assessments.
- Providing fire safety equipment such as smoke alarms on each floor and if required carbon monoxide detectors, fire extinguishers and fire blankets.
- Ensuring fire doors are installed where necessary and are maintained.
- If required, ensuring there is emergency lighting.
- Providing tenants with safety information including escape plans and how to use fire safety equipment.
- Providing regular maintenance on fire safety systems.
- Ensuring escape routes are kept clear.
Contact Us
Our team is on hand to offer a free consultation and provide advice on the rules, regulations and compliance. Get in touch with us for help and advice.