Guidance for landlords on HMO standards

Fire safety

The fire safety standards in this guide are based on principles from the LACORS Housing – Fire Safety guidance (now under Local Government Regulation).

  • These standards apply to traditionally constructed properties with standard layouts.
  • For properties with:
    • Poor construction standards
    • Unusual layouts
    • Excessive travel distances
    • High-risk occupants
      Additional fire safety measures may be required.
  • Where properties exceed standard requirements (e.g. have a secondary escape route), some standards may be relaxed.
  • For bedsits, properties over 4 storeys, or those housing high-risk occupants, individual assessment by North Tyneside Council and Tyne and Wear Fire and Rescue Service is required. A Fire Risk Assessment must always be undertaken.

Regulatory Reform (Fire Safety) Order 2005

  • Enforced by Tyne & Wear Fire and Rescue Service
  • Requires the Responsible Person (landlord or managing agent) to:
    • Carry out and regularly review a Fire Risk Assessment
    • Identify actions to prevent fire and ensure safety
  • If the landlord lacks expertise, a competent person (e.g. professional fire risk assessor) must be appointed.
  • Guidance: Fire Risk Assessments – GOV.UK

General Principles

  1. Escape routes must be kept clear of obstructions and combustible materials.
  2. Emergency lighting must be provided if escape routes are long, complex, or poorly lit (BS 5266, Part 1).
  3. All smoke/heat detectors must be hard-wired, interlinked, and comply with BS 5839, Part 1 or 6.
  4. Unoccupied basements must be covered by the interlinked fire detection system.
  5. Final exit doors must lead to a place of safety and be openable from the inside without a key.
  6. Bedroom door locks must also be openable from the inside without a key.
  7. Fire doors (complete door sets) must:
    • Provide 30 minutes protection
    • Have intumescent and cold smoke seals
    • Be hung on 3 fire-rated hinges
    • Include a self-closing device
  8. Polystyrene ceiling and wall tiles are not permitted.
  9. A light-duty fire blanket must be provided in all kitchens.
  10. Habitable inner rooms are only acceptable on floors not more than 4.5m above ground level, subject to LACORS and Building Regulations.
  11. Escape windows must comply with LACORS and Building Regulations.
  12. Landlords or agents must provide fire safety instructions to residents at the start of the tenancy and to employees where necessary.
  13. Compliance with these standards does not replace the requirement to carry out a Fire Risk Assessment under the Regulatory Reform (Fire Safety) Order 2005.
    • See: Fire Safety Risk Assessment – Sleeping Accommodation (ISBN 978 185112817 4)
  14. Further guidance:
    • LGA Fire Safety in Purpose-Built Flats
    • NFCC Fire Safety in Specialised Housing

Fire Safety Requirements for 3 and 4 Storey Properties

Fire Detection

  • Grade D, LD1 system:
    • Smoke alarms on all escape routes and levels
    • Smoke alarms in all risk rooms (e.g. communal living room, utility room, all bedrooms)
    • Smoke alarm in any unoccupied basement
    • Heat detector in the kitchen

Escape Route

  • A 30-minute protected escape route is required.
  • All doors and walls from risk rooms (including those with gas-burning appliances) leading onto or forming part of the escape route must provide 30 minutes of fire resistance.
  • Cupboards on the escape route used to store combustible materials or house gas/electricity meters must also provide 30 minutes of fire resistance.

Fire Separation

  • 30 minutes fire separation is required:
    • Between all risk rooms and the floor above
    • Between any unoccupied basement and the ground floor
  • A full FD30S fire door and door set must be fitted at the head of the basement stairs, including:
    • Self-closing device
    • Cold smoke seals
    • Intumescent strips
    • 3 suitable fire-rated hinges

Fire Safety Requirements for 1 and 2 Storey Properties

Fire Detection

  • Grade D, LD2 system:
    • Smoke alarms on all escape routes and levels
    • Smoke alarms in all communal risk rooms (e.g. living room, utility room)
    • Smoke alarm in any unoccupied basement
    • Heat detector in the kitchen

Escape Route

  • No requirement for a fully protected 30-minute escape route.
  • However, 30 minutes of fire separation, including fire doors, is required from all communal risk rooms leading onto the escape route.
  • Escape route walls must be of sound traditional construction and must not pass through any risk rooms.
  • Cupboards on the escape route:
    • If used to store combustible materials or house gas/electricity meters: must provide 30 minutes of fire resistance
    • If not housing meters and not meeting fire safety standards: combustible materials must be removed and the cupboard screwed or locked shut

Fire Separation

  • 30 minutes fire separation is required between any unoccupied basement and the ground floor if:
    • The basement is used to store combustible materials
    • The basement houses gas or electricity meters
  • A full 30-minute fire door and door set must be fitted at the head of the basement stairs.
  • Relaxed standards may apply if:
    • The basement is free of combustible materials
    • There are no gas or electricity meters
    • The basement is well managed and only accessible by the landlord