What Are HMO Fire Regulations?
HMO fire regulations are legal requirements set out by the UK government and local councils to ensure the safety of tenants in HMO properties. These measures mean that landlords must make sure their HMOs are up to a certain standard that is deemed fire safe by local authorities, which can instil confidence in both landlords and occupants that their properties are safe.
Who Enforces HMO Fire Regulations?
As with most HMO requirements in the UK, fire regulations for HMO properties are regulated by the local housing authority, which is almost always your local council. They are responsible for making sure that landlords operating HMOs in their area are complying with the fire safety regulations to ensure the safety and security of tenants and prevention of fires.
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Environmental health officers appointed by your council are responsible for inspecting HMO properties to make sure they are compliant with these regulations. They can also take enforcement action if they are not in line, including improvement notices, prohibition orders or even legal action in court. This is why it is important to really get your head around these requirements, or reach out to an HMO expert if you need more information.
A Breakdown of HMO Fire Regulations
Fire Escape Routes
It is your responsibility as an HMO landlord to ensure your HMO has adequate and safe fire escape routes which are clearly signposted and kept clear and unobstructed at all times. It is particularly important to keep flammable materials away from escape routes.
Fire escape routes are also a consideration with your windows. You should make sure you have the correct size windows to open for escape if this is your primary or secondary escape route. The minimum width for a single escape route is 850mm and for a common escape route it is 1100mm.
Fire Alarms
HMO fire alarm regulations outline that each HMO property must have fully working smoke alarms installed on each storey, in communal areas and in all individual bedrooms under the conditions of your HMO licence. The smoke alarms must be interlinked, meaning that if one smoke alarm goes off, this will trigger all alarms in the property to activate.
Furthermore, they should be mains powered with a backup battery in the event of a power cut, known as Grade D alarms. HMOs are also required to have heat detectors installed in kitchen areas to detect fires that may start from cooking incidents.
As with all safety equipment, fire alarms should be regularly tested, maintained and landlords should keep records of all fire alarm maintenance resting.
Emergency Lighting
In the event of a power failure, emergency lighting should be installed in HMO properties to guide tenants safely to fire exits.
In HMOs that are only 2 storeys, only conventional lighting is needed. However, for three to six storey houses, a combination of conventional lighting and emergency lighting is needed. This is especially important if the route is complex and there is no natural lighting.
Fire Doors
All HMOs must be fitted with self-closing fire doors with door closers to ensure that they close automatically in the event of a fire, preventing the spread of smoke and flames. You must also ensure you have one for each bedroom, living room and each entry point of the kitchen.
There are also regulations for the specification of the fire doors you install. They should be able to withstand fire for up to 30 minutes, meaning it’s best to opt for FD30 or FD60 rated doors. FD30 is by far the most common type of fire door in most HMOs and is generally adequate, however for large HMOs or those with certain layouts, higher rated doors may be needed.
Electrical Safety & Gas Safety
As an HMO landlord, you are responsible for arranging an electrical safety inspection by a qualified electrician at least once every five years. In addition, you must obtain an Electrical Installation Condition Report (EICR) from them to confirm that the electrical installation in the HMO is safe. This is a legal requirement.
PAT testing is also required to be carried out annually to ensure the safety of electrical appliances. These records should be kept with the EICR certificates.
Under the Gas Safety Regulations 2008, you are also responsible for carrying out a gas safety inspection and obtaining a gas safety certificate that should be renewed every year. This check involves a certified Gas Safe Registered Engineer visiting the HMO property and inspecting the gas appliances, such as the hob, oven, boiler and hot water cylinder.
Fire Extinguishers
In the event of a fire, it’s important to provide your tenants with a way to tackle the fire.
First off, you are required to have a fire extinguisher installed in the communal areas, such as kitchens, and other areas where there is a risk of fire breaking out. In addition, you should have fire blankets installed in kitchens for use in the event of oil or cooking fires. Each item should be clearly signposted so that occupants can easily find them should they be needed.
HMO Fire Risk Assessments
As an HMO landlord, you must carry out an HMO fire risk assessment under the Regulatory Reform (Fire Safety) Order 2005. You are responsible for carrying out the assessment, contrary to other examinations that require qualified experts.
Your risk assessment process allows you to identify any potential fire hazards, ensure that sufficient preventatives are in place and take action on any measures that need to be implemented. Findings from your assessment need to be kept in a written record, and stored should they be requested by your local authority.
How often does a HMO need a fire risk assessment?
HMO fire risk assessments must be carried out at least one every year, or when major changes are made to the property. For example, if a renovation of the property is carried out or a major layout change is made.
What are the new HMO fire regulations for 2023?
As of the 23rd of January 2023, it is a legal requirement for the landlord or responsible person for multi-occupied buildings over 11 metres in height to carry out quarterly checks of all fire doors in communal areas.
They must also carry out annual checks on all flat entrance doors and provide information to residents about the importance of fire doors.
