•  Services · HMO landlords  ——

HMO Fire Risk
Assessments.

A fire risk assessment for a House in Multiple Occupation (HMO) is a legally required, written evaluation of the fire hazards, escape routes and fire protection in a shared rented property. Every Vigilance assessment is carried out personally by Ray Amoah (ABBE Level 4, DipFRA, MIFSM, FPA) and written to support both Fire Safety Order compliance and council HMO licensing.

Fixed fees from £225  ·  Reports from 48 hours

What we assess in your HMO

  • Means of escape and travel distances
  • Fire detection and alarm system
  • Fire doors, closers and seals
  • Emergency lighting and signage
  • Fire-fighting equipment
  • Electrical, cooking and heating hazards
  • Tenant fire instructions and records
  • Licence-ready written report

Named assessor

Fixed fees from £225

Reports from 48 hours

BS 9792:2025

Licensing ready

MK, Bedford & London

•  The basics  ——

Is my property
an HMO?

A property is generally an HMO when three or more people from more than one household share facilities such as a kitchen or bathroom. Mandatory licensing applies in England to HMOs let to five or more people from two or more households, and many councils also operate additional licensing for smaller HMOs, so check with your local council.

You need a fire risk assessment whether or not the property is licensed. The Fire Safety Order applies to the shared parts of an HMO, while housing legislation looks at fire hazards across the whole property, so a good assessment addresses both.

Shared kitchen and living area in a House in Multiple Occupation

•  Your legal duties  ——

What the law
requires.

HMO landlords answer to fire safety law and housing law at the same time. A good assessment covers both, so one report works for the fire service and for the council.

01

Fire Safety Order 2005

The Regulatory Reform (Fire Safety) Order 2005 requires the responsible person to assess fire risk in the shared parts of an HMO, act on the findings and keep the assessment under review. Serious breaches can lead to an unlimited fine and up to two years’ imprisonment.

02

Housing Act 2004

Councils license HMOs and assess hazards, including fire, across the whole property. Licensing is mandatory for HMOs with five or more people from two or more households, and many councils also run additional licensing for smaller HMOs. Licence conditions commonly include fire safety requirements.

03

HMO Management Regulations 2006

The Management of Houses in Multiple Occupation (England) Regulations 2006 require the manager to keep escape routes clear and to maintain fire-fighting equipment and fire alarms in good working order.

04

Guidance we assess against

We assess against LACORS housing fire safety guidance and BS 9792:2025, the British Standard code of practice for fire risk assessment in housing, which replaced PAS 79-2 in August 2025, so the report is useful both for the Fire Safety Order and for council licensing discussions.

•  Scope  ——

What an HMO assessment covers.

Means of escape

Stairs, corridors, final exits and travel distances, including whether every bedroom has a safe route out.

Detection and alarms

Smoke and heat detection, interlinked alarm coverage, system grade, testing records and servicing.

Fire doors

Bedroom and kitchen doors, closers, smoke seals and intumescent strips, and whether the doors will hold back fire and smoke.

Emergency lighting and signs

Escape route lighting and signage where the layout or size of the HMO calls for it.

Fire-fighting equipment

Extinguishers and fire blankets, placement, suitability and maintenance.

Management and hazards

Electrical, cooking and heating risks, stored items, tenant fire instructions and the landlord’s testing and inspection records.

•  Cost & process  ——

Fixed fee.
No surprises.

HMO fire risk assessments from Vigilance Fire Safety start from £225, quoted as a fixed fee. The price depends on the number of storeys and bedrooms, the complexity of the layout and travel distance, and you will know the fee before we visit.

01

Quote

Send us the address, number of storeys and bedrooms. We confirm a fixed fee before we visit.

02

Site visit

Ray Amoah walks every floor and shared area, checking escape routes, doors, detection, lighting and management arrangements.

03

Written report

You receive a clear report with a prioritised action plan, from 48 hours after the visit.

04

Review

We recommend reviewing the assessment each year and after any change to the building or its occupants.

•  Credentials & memberships  ——

Qualified. Insured. Accountable.

ABBE L4

Level 4 Diploma, fire risk assessment

DipFRA

Diploma in fire risk assessment

IFSM member

Institute of Fire Safety Managers

Fire Protection Association member

Fire Protection Association

Fire Industry Association member

Fire Industry Association

PAS 79-1

Assessments to PAS 79-1:2020

Trustpilot

5-star rated on Trustpilot & Google

PI

Professional indemnity insured

•  Client feedback  ——

What landlords
say.

The service provided by the company was very professional. The attitude was positive and dedicated. I would recommend using this company. The recommendations made during the visit have been well thought.

Dinko Monev  ·  Trustpilot review

•  FAQs  ——

HMO fire risk
questions.

Can’t see your question? Call Ray directly on 07922 690085.

Yes. Under the Regulatory Reform (Fire Safety) Order 2005, the person responsible for the shared parts of an HMO must carry out a suitable and sufficient fire risk assessment, act on its findings and keep it under review. Councils also look for fire safety compliance when they grant or renew an HMO licence.

The responsible person is whoever has control of the property, which is normally the landlord. Where a managing agent or freeholder controls the building, the duty can sit with them too, so the roles should be agreed in writing.

HMO fire risk assessments from Vigilance Fire Safety start from £225, quoted as a fixed fee. The price depends mainly on the number of storeys and bedrooms, the layout and how far we travel. Get in touch with the property details for a fixed-fee quote.

The law sets no fixed interval, but the assessment must be kept up to date. As good practice, review it at least once a year and again after any change, such as building work, a change in the number of occupants, new fire safety equipment or a fire incident.

Legally, yes, provided the landlord is competent to do it. In practice most HMO landlords use a qualified fire risk assessor, because councils, insurers and enforcement officers expect a competent, documented assessment and mistakes carry real consequences.

It depends on the layout and occupancy, and the assessment sets out exactly what is needed. Typical measures include an interlinked fire detection and alarm system (often Grade A, LD2 under LACORS guidance), fire doors on escape routes and rooms, clear escape routes, emergency lighting in larger properties, and a fire blanket or extinguisher in kitchens.

The fire and rescue service can issue enforcement or prohibition notices, and councils can act on licensing and housing standards. In serious cases the Fire Safety Order allows an unlimited fine and up to two years’ imprisonment. Missing or poor assessments can also affect insurance cover.

Vigilance Fire Safety covers Milton Keynes, Bedford, London and the Home Counties. If your HMO is just outside those areas, get in touch and we will confirm whether we can help.

•  Related services  ——

How else we can help

Blocks of flats

Common-parts assessments for freeholders, RTM companies and managing agents.

Commercial properties

Offices, shops, warehouses and mixed-use premises, assessed to PAS 79-1.

Fire strategy reports

Bespoke strategies for complex, new or refurbished buildings, with tailored pricing.

Also see our fire risk assessments for hotels, hostels and Airbnbs. Also covering: Milton Keynes · Bedford · St Albans · Aylesbury · Northampton · Luton. New to this? Read our plain-English guide to fire risk assessments.

Managing an HMO?
Let’s get it compliant.

Send us the address and number of bedrooms and we will confirm a fixed fee before we visit.