HMO standards

Find guidance for the minimum standards in HMOs. 

Fire safety

Please note that the below are minimum standards. We may request higher standards as we judge each property on its own merit.

Flat in Multiple Occupation (single storey) and shared house of no more than two storeys

  • Fire alarm system Grade D1 LD2
  • Kitchen and Living room - 30 minute fire door (FD30s) with self-closer and intumescent seal, smoke seal.  (no smoke seal in single storey FMO)
  • Solid, sound, close-fitting doors to bedrooms, 30-minute fire-resistant doors are not necessary however thin panel and hollow doors will not be accepted

Bedsit type HMO of no more than two storeys

Where cooking facilities are sited within the bedsits:

  • Grade D1, LD1 system
  • inter / radio linked heat alarms with integral battery back-up located in each bedsit
  • additional non- radio / inter linked smoke alarm with integral battery back-up located in each bedsit
  • FD30s to kitchen, bedrooms, living rooms and cellar with self-closer intumescent strip and smoke seal.

Where cooking facilities are sited in the shared kitchen, not within bedsits

  • Grade D1, LD2 system
  • inter/radio linked smoke alarms with integral battery backup located in each bedsit
  • inter/radio linked heat alarms with integral battery back-up located in each communal kitchen
  • additional inter / radio linked smoke alarms with integral battery back-up located in any cellar
  • FD30s to kitchen, bedrooms, living rooms and cellar with self-closer intumescent strip and smoke seal.  

Bedsit-type HMO of three or four storeys 

  • 30-minute protected route is required, including 30-minute fire-resisting construction and FD30S doors to all risk rooms (including all bedrooms)
  • fire detection and alarm system
  • Grade A, LD1 system
  • smoke detectors located throughout the escape route. 

Where cooking facilities are sited within the bedsits:

  • Interlinked heat detectors located in each bedsit
  • additional Grade D, non-interlinked smoke alarm with integral battery back-up located in each bedsit.

Where cooking facilities are sited in shared kitchen, not within bedsits:

  • Interlinked smoke detector located in each bedsit
  • heat detector located in each kitchen
  • additional interlinked smoke detector located in any cellar.

Shared houses

Even in a shared house, the risk of fire can be higher if:

  • the property has a non-standard layout
  • any of the occupants have higher support needs, such as limited mobility or drug or alcohol dependency

The examples below show a fire safety approach that may be suitable for shared houses with no extra risk factors.

If any higher risk factors are present, a higher standard of fire precautions may be needed.

Shared house of three or four storeys

  • FD30 doors to all risk rooms (without smoke seals).
  • If a cellar is present, 30-minute separation is required between the cellar and the ground floor escape route

Fire detection and alarm system 

  • Grade D, LD2 system
  • interlinked mains wired smoke alarms with battery back-up located in the escape route at each floor level.
  • HD with battery back-up located in the kitchen
  • An interlinked smoke alarm with battery back-up located in the lounge and
  • An interlinked smoke alarm with battery back-up located in any cellar.
  • Emergency escape lighting required only if the route is long or complex or where there is no effective borrowed light.
  • Fire blanket to be provided in the kitchen.
  • Signage only required if the escape route is complex.

Means of escape in case of fire

Appropriate fire precaution facilities and equipment must be provided and maintained in the property in accordance with current British Standards, the requirements of the Housing Act 2004 (The Housing Health and Safety Rating System) and the Regulatory Reform (Fire Safety) Order 2005.

Read the Housing health and safety rating system (HHSRS) on GOV.UK

Download guidance on fire safety provisions for certain types of existing housing

The following fire safety measures will reduce the risk of death or injury from fire:

  • the provision of a 30 or 60 minute fire protected route of escape
  • fire separation between units of accommodation, including walls and ceilings
  • fire doors
  • cold smoke seals, intumescent strips and self-closing devices fitted to doors, and quick-release locks
  • automatic and manual fire detection systems
  • emergency lighting
  • whole stair lighting – one switch turns all lights on
  • escape windows
  • sprinkler and mist systems
  • fire extinguishers and fire blankets. 

Different minimum standards will apply to different types of HMOs. 

Advice is available in the LACORs guidance booklet.