fire-risk-assessment-for-hmos-landlords-guide

--- title: fire risk Order 2005 and, for many HMOs, under the Housing Act 2004 licensing regime as well. An HMO packs several unrelated households into one building with shared escape routes, and that shared staircase is exactly where fire becomes lethal. The responsible person is usually the landlord or managing agent, who must assess the risk, maintain fire detection, keep escape routes clear and plan for evacuations-PAS 79 Order 2005, the Health and Safety at Work etc. Act 1974 and the Management of Health and Safety at Work Regulations 1999. It is not formal legal advice — for a definitive view on your premises, book a HawkSwift fire risk assessment.*

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Your duties under the RRO 2005 for landlords

• If you rent to 3+ unrelated tenants sharing facilities, the property is an HMO and you are the responsible person (Art. 3 & 9, RRO 2005).
• You must hold a current written fire risk assessment and keep it up to date (Art. 9).
• Common parts of multi-occupied buildings are your duty; you must maintain fire doors, alarms and escape routes (Art. 17).

Frequently asked questions

Do I need a written fire risk assessment? Yes, if you employ 5+ people, are a licensable or higher-risk premises, or the building is not a private home (Art. 9). How often should I review it? At least annually and immediately after any significant change. Can I do my own? Only if you are competent; many use a qualified NEBOSH-assessed assessor for a court-defensible report. Where do I start? Book a HawkSwift assessment — general guidance, not formal legal advice.

*General guidance, not formal legal advice — book a HawkSwift assessment for your premises.*

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What a competent fire risk assessment covers

A suitable and sufficient FRA follows the PAS 79-1 methodology:

• Stage 1 — Preliminary: gather premises info, identify responsible person and previous assessments.
• Stage 2 — Identify hazards: sources of ignition, fuel and oxygen across all areas.
• Stage 3 — People at risk: occupants, visitors, contractors and anyone needing assistance.
• Stage 4 — Evaluate & protect: whether risks are eliminated or reduced, and whether fire precautions are adequate.
• Stage 5 — Record & plan: write it down, set an action plan with owners and dates, and set the review date.

HawkSwift delivers this as a written, court-defensible report — general guidance, not formal legal advice.