Photo by Elite Dwellings

When managing an HMO property, ensuring the safety and well-being of tenants is extremely important. One of the most critical aspects of this responsibility is fire safety.

Due to the nature of HMOs, where multiple households share common spaces and facilities, the risk of fire is higher than that of a single occupancy dwelling. Therefore, it is crucial for landlords, property managers, and even tenants to be well informed about the fire safety regulations and best practices specific to HMOs. 

In this blog post, I delve into the 6 key aspects of fire safety in HMOs, equipping you with the knowledge to protect both your properties and your tenants effectively.  

1. Fire Detection Systems

A compliant fire detection system is essential for any HMO property. The type of system you install will depend on the size and specific use of your property. 

The two types of fire alarm system you will need to understand are: 

• Grade A, Fire Panel System – This system will have individual smoke/heat detectors, alarm sounders and a central control panel, all running on backed up power. The design and installation of this system must comply with BS5839 standards. 
• Grade D, Mains powered interlinked system – This system consists of one or more fire detectors powered by a mains supply, with battery powered tamper proof standby supply.

The blog post would be too long to list which system suits which type of HMO property, however on page 25 of the LaCors guide, you’ll find a detailed breakdown of which system is appropriate for different property types.  

2. Emergency Lighting

In the event of a fire, tenants may need to evacuate the building quickly, often in a state of stress or disorientation, particularly if awakened during the night. This makes it crucial to assess whether your HMO property requires emergency lighting to guide tenants safely and swiftly to exits.

The emergency lighting system should be installed and maintained in line with BS5266. 

For specific recommendations on emergency lighting for different types of HMO properties, refer to the breakdown and suggestions starting on page 26 of the Lacors guide linked below. 

3. Fire Fighting

Equipping your HMO property with the appropriate firefighting tools is essential. The most basic requirement is to provide a fire blanket in each kitchen, or in bedrooms where cooking facilities are present.

It is also recommended in the Lacors guidance that there is a simple multi-purpose extinguisher installed on each floor of the HMO property. 

However, these requirements may vary depending on the specific circumstances of the property, so it’s important to conduct a thorough fire risk assessment to determine the exact needs for extinguishers and other firefighting equipment.

4. Compartmentation.

• Protected route of escape

Correct and undamaged compartmentation in properties is extremely important in preventing spread of fire in the event of an emergency. One of the first considerations in your HMO property is the protected route of escape.

A protected route of escape refers to a corridor or pathway that is adequately safeguarded from fire, providing a safe passage for tenants to exit the building in the event of an emergency. Rooms adjacent to this route should be fitted with fire doors, and the escape path should not pass through any high-risk areas.

While in some smaller HMOs, these requirements might be more relaxed, it is generally recommended that HMO properties have a well-protected route of escape. Additionally, all potential ignition risks within these routes, such as electric meters, should be compartmented to provide at least 30 minutes of fire protection.

• Fire Doors

Generally, HMO properties will require FD30 fire doors for all risk rooms in the property. These doors should be bought as complete assemblies and fitted by a suitably qualified fire door installer, who will be able to certify the door after installation.  

One of the most common issues identified during our fire risk assessments is improperly installed or malfunctioning fire doors. Ensuring these doors are correctly fitted is vital for maintaining the integrity of your HMOs fire safety measures.

5. Management of fire safety

As an HMO landlord, it is your responsibility to ensure that fire safety is effectively managed within your property. Here are key elements that should be in place:

• Written emergency plan

Under the regulatory reform order, your property must have a written emergency plan provided to all tenants.This plan should outline the steps to take in the event of a fire on the premises, including:  

1. What steps the landlord has taken to explain fire evacuation and detection procedures to a new tenant.
2. Advise tenants on the general principles to remember during a fire.
3. How to contact emergency services
4. How to contact the landlord or their agent
5. Advise tenants of their obligation not to tamper with fire doors, self-closing devices, and fire detection systems.The emergency telephone numbers for the public utilities (gas, electric, water) and where all shut-off valves are located.

6. Fire risk assessment

It is required by law that your HMO has a written fire risk assessment completed by a competent person and is reviewed periodically. This will identify any fire safety issues that may be causing you as a landlord to be breaching the Regulatory Reform Order.

 

If you have any questions or need additional guidance on implementing these fire safety measures, feel free to get in touch here.

About the Author:

Joe Greenwood is a specialist HMO fire risk assessor at Soteria Fire Protection, in partnership with The HMO Roadmap. With over 25 years in fire protection and a team of former firefighters, Soteria is affiliated with the IFSM and listed on their tiered register of fire risk assessors. For fire risk assessments or project consultations, please contact us here.