Fire safety · HMOs & residential blocks
Fire Risk Assessment for HMOs and Blocks of Flats in London
Fire risk assessments for the common parts of HMOs, purpose-built blocks and converted buildings, with a written report and a prioritised action plan.
Why HMOs and blocks need particular attention
Shared hallways, stairs, entrance doors and communal systems make HMOs and blocks of flats higher-risk than a single dwelling. In England the responsible person must carry out a suitable and sufficient fire risk assessment of the common parts under the Regulatory Reform (Fire Safety) Order 2005. The Fire Safety (England) Regulations 2022 add further duties for residential buildings with two or more sets of domestic premises, with extra requirements as height increases.
London has a large stock of converted Victorian houses, large HMOs, purpose-built blocks and mixed-use buildings. Each is assessed on its layout, occupation and condition, not on a standard template.
What we assess
- Escape routes, stairwells, signage and the evacuation strategy (stay put or simultaneous evacuation, where relevant)
- Fire detection and alarm arrangements in the common parts
- Emergency lighting provision and testing records
- Flat entrance and communal fire doors and visible compartmentation
- Storage, waste, electrical and housekeeping hazards in shared areas
- Management: who is responsible, resident information and record keeping
HMO licensing and local authority expectations
Many London boroughs run additional or selective licensing schemes alongside mandatory HMO licensing, and licence conditions commonly include fire safety requirements. Schemes and conditions vary by borough and change over time, so we treat the property address and local authority as part of the review. Our HMO compliance service and HMO licensing guide explain how the pieces fit together.
What happens after the assessment
You receive a written report with significant findings and an action plan ranked by priority. We can coordinate follow-up work such as alarm testing, emergency lighting and fire door work, plus related EICR and EPC requirements across the same property or portfolio. Specialist and regulated work is carried out by appropriately qualified and competent professionals. A fire risk assessment records findings; it does not certify compliance.
Request a fire risk assessment for your HMO or block
Send the postcode, number of floors and units, and any deadline. For several buildings, use the portfolio route.
Frequently asked questions
Do HMOs need a fire risk assessment?
Yes. The common parts of an HMO fall within the Regulatory Reform (Fire Safety) Order 2005, so the responsible person must carry out a suitable and sufficient fire risk assessment of those areas.
Who is the responsible person for a block of flats?
Usually the person or organisation in control of the common parts, which may be the landlord, freeholder, managing agent or a residents or right-to-manage company. If you are unsure, ask us and review your lease and management arrangements.
Can you assess several buildings at once?
Yes. Send the addresses together through our portfolio route so scope and scheduling can be planned across the buildings.
Does the assessment include fire door inspection?
Fire doors are assessed as part of the overall review as far as can be seen without opening up the structure. A dedicated fire door inspection can be coordinated separately where more detail is needed.