1. Regulatory Reform (Fire Safety) Order 2005 (FSO)

Applies to the common parts of HMOs (e.g., hallways, stairwells, kitchens, lounges if shared).

Landlords (or managing agents) are the “responsible person” and must:

Carry out a suitable and sufficient fire risk assessment.

Identify fire hazards, people at risk, and measures to reduce or remove risks.

Record findings (mandatory if 5+ occupants or if required by the local housing authority).

Review and update the assessment regularly, especially if circumstances change.

2. Housing Act 2004 – HHSRS (Housing Health and Safety Rating System)

Local councils enforce fire safety under housing law as well as fire safety law.

Risks such as poor fire precautions can result in enforcement action, fines, or improvement notices.

3. Management of Houses in Multiple Occupation (England) Regulations 2006

Landlords must:

Keep means of escape in good order and free from obstruction.

Ensure fire alarms, emergency lighting, and fire-fighting equipment are maintained and in good working order.

Provide tenants with instructions on what to do in case of fire.

4. Licensing Conditions (Mandatory HMO Licence)

Most HMOs need a licence from the local authority.

Licence conditions usually require:

Up-to-date fire risk assessment.

Adequate smoke/heat detectors, alarms, emergency lighting.

Fire doors and clear escape routes.

5. Practical Landlord Duties

Ensure fire alarms are tested regularly.

Provide fire blankets/extinguishers (if required by risk assessment).

Fit and maintain fire doors with self-closing devices.

Ensure escape routes are kept clear at all times.

Keep records of testing, maintenance, and training.

In summary:

Every HMO landlord is legally required to carry out and maintain a fire risk assessment under the Fire Safety Order 2005.

They must also comply with HMO Management Regulations and HMO licence conditions.

Failure to comply can lead to criminal prosecution, unlimited fines, licence revocation, or even imprisonment.