hmo-fire-risk-assessment-duties-for-landlords

--- title: emergency lighting. Keeping a written record is always best practice and serves as vital proof of compliance during local authority or fire service inspections.

Ongoing Review and Maintenance

A fire risk assessment is not a one-off exercise. The RRO requires that the assessment be kept up to date and reviewed regularly. You must review your assessment whenever significant changes occur, such as:

• A change in the number of tenants or the layout of the property
• The installation of new furniture or electrical appliances in communal areas
• Following a near-miss or actual fire incident
• Any structural alterations to the building

Even if no changes occur, it is good practice to formally review the assessment annually to ensure all fire doors, alarms, and emergency lighting remain fully operational.

How HawkSwift Can Help

Navigating HMOs-guide) fire safety duties can be complex, but ensuring compliance protects both your tenants and your investment. At HawkSwift Ltd, our NEBOSH-qualified assessors provide comprehensive fire risk assessments from £199 + VAT, delivering detailed, easy-to-understand reports within 48 hours. To ensure your property meets the requirements of the RRO, book a fire risk assessment with our team today.

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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.