HMO Fire Safety Standards

Essential Fire Safety Standards for Private Rented Housing

Fire safety is a fundamental responsibility for landlords and property managers. Norwich City Council has developed a comprehensive guide to help landlords comply with fire safety standards in private rented housing, especially Houses in Multiple Occupation (HMOs).

Understanding Fire Safety Requirements

Fire safety involves three critical aspects:

• Early Warning: Reliable fire detection systems.
• Containment: Preventing the spread of smoke and fire.
• Escape Routes: Providing safe and accessible exits.

Different property types require varying levels of precautions, guided by a thorough risk assessment.

Fire Safety Standards for Common Property Types

Houses in Multiple Occupation (HMOs)

1-2 Storey HMOs

• Shared kitchens with no more than six occupants.
• Minimum requirements:
  • Grade D LD3 fire detection system.
  • Interlinked heat detectors in kitchens.
  • Emergency lighting for poorly lit escape routes.
  • Egress windows or FD30s-rated fire doors.
  • Fire extinguishers and fire blankets in kitchens.

3-4 Storey HMOs (Pre-2002 Construction)

• Grade D LD2 detection system covering risk rooms and escape routes.
• Fully protected means of escape with fire-rated doors.
• Emergency lighting and fire blankets in kitchens.

5+ Storey HMOs

• Must comply with the Fire Safety Risk Assessment: Sleeping Accommodation guide.

Converted Flats in HMOs

• Fully protected escape routes and Grade D LD3 communal area detection.
• Each flat requires a Grade F detection system and interlinked heat detectors near entry points.

Single Dwellings

• Grade F LD3 fire detection systems are the minimum standard.

Maintenance and Compliance

Fire Detection Systems: Monthly Tests for Grade D Systems

Grade D fire detection systems require regular testing to ensure effectiveness. Monthly testing involves the following:

• Use the Test Button: Press the test button on each smoke and heat detector to confirm functionality.
• Inspect for Faults: Check for visible damage and address issues promptly.
• Ensure Connectivity: Verify that activating one alarm triggers all interconnected units.
• Battery Backup Check: Ensure backup batteries are operational in case of a power outage.

To comply with regulations, landlords must keep a detailed log of all tests and maintenance activities. This log should include the date, the name of the tester, and any actions taken. A suitable log book can be purchased here: HMO Fire Safety Log Book on Amazon.

Additional Resources

• Fire Precautions in Dwellings (Norwich City Council)
• Fire Safety Risk Assessment: Sleeping Accommodation
• Housing Health and Safety Rating System Guidance for Landlords

Your Responsibility

As legislation evolves, landlords and property managers must stay updated with current standards. Fire safety isn’t just about meeting legal requirements—it’s about protecting lives and property.

For further guidance, visit the Norwich City Council website.