The complete guide to HMO fire safety requirements in 2026

Fire safety is the single most inspected area of HMO compliance. Getting it wrong can result in criminal prosecution, unlimited fines, and in the worst case, loss of life. This guide covers what you need to have in place.

Smoke and carbon monoxide alarms

From 1 October 2022, all rented properties must have smoke alarms on every floor and carbon monoxide alarms in any room with a fixed combustion appliance (except gas cookers). Alarms must be tested at the start of each tenancy.

In HMOs, the requirements go further. Mains-wired, interlinked smoke alarms are typically required. Battery-only alarms are not sufficient for licensable HMOs.

Fire doors

Licensed HMOs must have fire doors on every habitable room and kitchen. Fire doors must be to the correct standard (typically FD30, which means 30 minutes fire resistance), properly fitted with intumescent strips and cold smoke seals, and fitted with self-closing devices.

Fire doors must not be propped open, wedged, or have self-closers removed. Inspectors check this specifically.

Escape routes

Every HMO must have a clear, unobstructed escape route from every room to the final exit. Escape routes must be kept clear at all times. No storage in hallways or stairwells.

Emergency lighting may be required in larger HMOs or those with complex layouts.

Fire risk assessment

Every HMO should have a documented fire risk assessment. While not always a statutory requirement for smaller HMOs, it is strongly recommended and may be a condition of your licence.

What inspectors look for

Self-closing fire doors that actually close, interlinked smoke alarms that work, clear escape routes, emergency lighting where required, and a documented fire risk assessment. These are the five things that trigger the most enforcement actions in HMO inspections.