HMO Fire Risk Assessment
A guided fire risk assessment structured around LACORS housing fire safety guidance for houses in multiple occupation and the Regulatory Reform (Fire Safety) Order 2005. Complete it online at your own pace and receive your PDF report instantly.
What's included in your HMO assessment
Our online assessment covers every element required under the LACORS Housing Fire Safety guidance and the Regulatory Reform (Fire Safety) Order 2005.
- Assessment structured around LACORS housing fire safety guidance
- Downloadable PDF report issued immediately
- Covers all storeys and communal areas
- Identifies fire hazards, ignition sources and people at risk
- Action plan with prioritised recommendations
- Provides a PDF record that may support licensing documentation
- Clear evidence for your HMO fire safety records
- Covers bedsits, shared houses and student accommodation
Your legal obligations as an HMO landlord
HMO landlords have specific fire safety duties under multiple pieces of legislation. Here's what you need to know.
HMO Licence Requirement
Many councils ask to see a fire risk assessment when you apply for or renew an HMO licence (mandatory for HMOs with 5 or more occupants forming 2 or more households). Check your council's requirements.
Regulatory Reform (Fire Safety) Order 2005
As the HMO landlord or managing agent, you are the 'responsible person' under the RRO. You must carry out and keep up to date a suitable and sufficient fire risk assessment for communal areas.
LACORS Housing Fire Safety Guide
Many councils use the LACORS housing fire safety guidance. Our HMO questions are structured around it, covering detection, means of escape and fire doors.
Fire Safety Act 2021
Where an HMO forms part of a building containing flats, the Fire Safety Act 2021 extends your responsibilities to include the structure, external walls, and flat entrance doors.
Common fire risks in HMOs
Shared houses and bedsits present distinct fire hazards compared to single-occupancy properties. Our assessment covers all of these.
Inadequate Fire Detection
LACORS guidance recommends interlinked fire detection suited to the type and size of HMO, often including detectors in rooms, hallways and staircases. Our assessment asks what you have and flags gaps.
Blocked or Inadequate Escape Routes
Shared hallways cluttered with bikes, furniture or rubbish are one of the most common HMO fire hazards. We assess every escape route from each floor.
Defective Fire Doors
Guidance generally expects FD30 self-closing fire doors on rooms opening onto an escape route. Missing intumescent strips, broken closers and ill-fitting frames are frequent issues our assessment flags.
Kitchen Fire Risks
Shared kitchens in HMOs are a leading cause of fire. We check extinguisher provision, cooker safety, ventilation and the proximity of combustible materials.
Electrical Hazards
Overloaded sockets and adapters caused by multiple tenants are common in shared houses. Our assessment identifies electrical hazards across communal and individual tenant spaces.
Storage and Arson Risk
Communal areas storing rubbish, bikes or mattresses increase fire risk and block escape routes. We assess external storage areas and bin stores as part of the assessment.
How the online HMO assessment works
Complete the questionnaire
Answer guided questions about your HMO — its layout, fire detection, escape routes, fire doors and current safety measures. Go at your own pace.
Pay once — no subscription
A single payment of £96 inc. VAT covers one property. Pay securely via card, Apple Pay or Google Pay.
Receive your PDF instantly
Your PDF fire risk assessment report is emailed to you immediately. Keep it with your property records and check any local licensing requirements with your council.
How it works
Built around the Regulatory Reform (Fire Safety) Order 2005
- 1
Tell us about your premises
Enter the responsible person and property details.
- 2
Pay a fixed price securely
One-off payment by card, processed by Stripe.
- 3
Answer the guided questions
Work through fire hazards, detection, escape routes, equipment and management.
- 4
Get your PDF report
Your report is generated when you complete the assessment, ready to download.
What's included in your report
- Executive summary with an overall risk score and risk level
- Responsible person and property details
- Findings based on your answers
- Recommendations grouped by high, medium and low priority, each with an action
- Guidance on the responsible person's duties (Article 3 of the Fire Safety Order)
- When to review your assessment
Clear, fixed prices
- Online DIY assessment£25 + VAT (£30 inc. VAT)
- Flat assessment£45 + VAT (£54 inc. VAT)
- HMO assessment£80 + VAT (£96 inc. VAT)
- On-site assessor visit£250 + VAT (£300 inc. VAT)
Each price is a one-off payment for that assessment.
Legal basis: Regulatory Reform (Fire Safety) Order 2005, Fire Safety Act 2021 and Fire Safety (England) Regulations 2022; Fire (Scotland) Act 2005 in Scotland.
Secure payment: card payments are processed by Stripe.
14-day cooling-off: full refund within 14 days if the assessment hasn't been started and the report hasn't been opened. See terms.
Common questions
Is an online fire risk assessment legally acceptable?
The Regulatory Reform (Fire Safety) Order 2005 requires a suitable and sufficient assessment by the responsible person, not a particular format. The online tool helps you record it. For complex, larger or higher-risk premises, book an assessor visit instead.
Is this a certificate of compliance?
No. The report is based on the information you provide and is not a certificate of compliance. If you are unsure, an on-site assessor visit (£250 + VAT) may suit you better.
Are there any hidden costs?
No. Each price is a one-off fixed payment for that assessment, shown with and without VAT before you pay.
Can I get a refund?
For online and HMO assessments you can request a full refund within 14 days if the assessment hasn't been started and the report hasn't been opened. Assessor visits can be cancelled for a full refund up to 48 hours before the appointment. See our terms for details.
What about Scotland and Northern Ireland?
The Fire Safety Order applies in England and Wales. Scotland has its own legislation, the Fire (Scotland) Act 2005, and our Scottish pages explain the differences.
Frequently asked questions
Does my HMO legally need a fire risk assessment?
Yes. Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person for an HMO with communal areas must carry out and regularly review a fire risk assessment. Councils may ask to see it when you apply for or renew an HMO licence, but each council sets its own requirements.
What size HMO does this assessment cover?
Our online HMO assessment is designed for shared houses, bedsits and student accommodation up to 3 storeys. For large purpose-built HMOs or converted buildings over 3 storeys, a professional assessor visit may be more appropriate.
How quickly will I receive the report?
Your PDF fire risk assessment report is generated and delivered to your email address instantly on completion of payment.
HMO Fire Risk Assessment — Everything You Need to Know
A house in multiple occupation (HMO) is any property rented to three or more tenants who form more than one household and share facilities such as a bathroom or kitchen. HMOs include shared houses, bedsits, student accommodation, and many converted properties. Because multiple households share the same building, fire safety is significantly more complex than in a single-occupancy property.
Why HMOs need a dedicated fire risk assessment
The Regulatory Reform (Fire Safety) Order 2005 requires the 'responsible person' — the landlord or managing agent — to carry out and regularly review a fire risk assessment for the communal parts of an HMO. The Fire Safety Order applies to the shared parts of an HMO, such as hallways, stairs and shared kitchens. The Housing Act 2004 and HMO management regulations add duties for the whole house.
Many councils ask to see a fire risk assessment when you apply for or renew an HMO licence, and the Fire Safety Order requires one for the shared parts of an HMO. Check your council's requirements.
What the LACORS guidance is
LACORS (Local Authorities Coordinators of Regulatory Services) published the Housing Fire Safety guidance, which is widely used by local authorities when assessing HMO fire safety. Our assessments are structured around this guidance, covering fire detection and warning systems, means of escape, fire-resistant construction, emergency lighting, firefighting equipment, and management of fire risks. Check your local authority's requirements before relying on any online report for a licensing application.
What GOV.UK says about HMO licensing
GOV.UK defines a house in multiple occupation as a property rented out by at least 3 people who are not from 1 household but share facilities like the bathroom and kitchen. A licence is mandatory for a large HMO in England or Wales: one rented to 5 or more people forming more than 1 household, where some or all tenants share toilet, bathroom or kitchen facilities and at least 1 tenant pays rent. Councils can also require licences for smaller HMOs in their area, so check with yours.
A licence lasts a maximum of 5 years. Licence conditions include sending the council an updated gas safety certificate every year and installing and maintaining smoke alarms. Separate regulations cover smoke and carbon monoxide alarms in rented homes.
- House in multiple occupation licence (GOV.UK)
- LACORS Housing fire safety guidance (PDF, hosted by CIEH)
- Smoke and carbon monoxide alarm regulations: guidance for landlords (GOV.UK)
- Fire safety responsibilities, including common areas of multi-occupied buildings (GOV.UK)
Not sure whether you can do it yourself? Read whether an online fire risk assessment is legally valid.
What an HMO fire risk assessment checks
- Escape routes: whether the stairs and corridors give a protected route out, are kept clear, and have fire doors that self-close and latch.
- Fire doors: the condition of bedroom and kitchen doors onto the escape route, including gaps, seals, closers and damage.
- Detection and alarms: the type and coverage of smoke and heat detection, and whether it is tested and maintained.
- Emergency lighting and signage: whether the escape route can be followed if the lights fail, where the layout makes this necessary.
- Ignition sources: electrical safety, gas appliances, heaters, cooking areas and charging of e-bikes or scooters.
- Management: tenant information, testing records, waste storage and how defects get reported and fixed.
Common HMO fire safety problems
The issues most often raised in HMOs are fire doors wedged open or with missing closers, bikes, bins and furniture stored in hallways, alarm systems that have not been tested, locks that need a key to get out, and kitchens opening straight onto the only stair. The report lists each finding with a priority so you can fix the most serious ones first.
How often should an HMO fire risk assessment be reviewed?
The law says the assessment must be kept under review rather than setting a fixed interval. Review it at least once a year as good practice, and straight away after building work, a change in layout or number of tenants, a fire or near miss, or when your licence is renewed. Your local authority may set its own expectations as part of licensing.
Online HMO assessment or an assessor visit?
The online assessment suits smaller, straightforward HMOs where you can inspect and answer the questions yourself. For larger or complex buildings, such as those with several storeys, converted flats or significant alterations, book an assessor visit for £250 + VAT. See all options on our fire risk assessment cost page.
HMO fire risk assessment cost
Our HMO fire risk assessment costs £80 + VAT (£96 inc. VAT), payable as a single one-off fee. There is no subscription or recurring charge. Each property requires its own assessment — if you manage a portfolio of HMOs, you can complete each assessment separately at the same fixed price.
Price by number of bedrooms
The checkout charges one HMO price. It does not change with the number of bedrooms, so there is no bedroom scale to publish.
| Bedrooms | Price |
|---|---|
| Any number of bedrooms | £80 + VAT (£96 inc. VAT) |
A larger or more complex HMO can use the on-site assessor visit at £250 + VAT (£300 inc. VAT). Landlord duties are set out on the landlord fire risk assessment page, with the wider cost guide and a quote if you want to compare property types.