Houses in Multiple Occupation fire safety guidance

Ensure that the automatic fire detection and emergency lighting systems are wired into the landlord's electrical circuit and not through any pay or key-operated systems. 

If there is a habitable basement/attic in addition to the 2 storeys the property would be classed as a 3 storey HMO. 

If you are unsure about anything in this document, you should contact the Private Sector Housing team for further advice and guidance

Protected escape routes

Generally no requirement for a full 30 minute protected route in smaller shared houses but the escape route should have sound, traditional construction and should not pass through risk rooms (living rooms, kitchens or dining rooms) in order to reach the means of escape.

No requirement for fire doors, but sound, solid constructed and close fitting doors are required.

Alternatively, provide suitable escape windows from bedrooms and living rooms.

However, where construction standards are poor, travel distances are long or other high risk factors are present a 30 minute protected route may be required.

In addition the fire risk may increase if the occupants present a higher risk due to factors such as limited mobility, drug/alcohol dependency or language barriers.

The exact arrangements in respect of occupation will vary from shared house to shared house and this may result in 'grey areas' in determining whether a house is a shared house, which provides a lower fire safety risk due to the mode of occupation. Each case will need to be considered individually.

Where a 30 minute protected route is required then you should refer to the guidance given in respect of a protected escape route for 3 or 4 storey shared houses.

Fire detection and alarm system

Grade D, LD3 system (see appendix B)

• interlinked mains wired smoke alarms with integral battery back-up located in the protected escape route at each floor level
• additional interlinked mains wired heat alarms with integral battery back-up located in all kitchens
• additional interlinked mains wired smoke alarms with integral battery back-up located in all lounges; and
• additional interlinked mains wired smoke alarms with integral battery back-up located in any cellar.

Lighting of protected escape routes 

Conventional artificial lighting is required. No requirement for emergency escape lighting.

Fire-fighting equipment

• Fire blanket to be provided in all kitchens
• Simple multi-purpose fire extinguisher in the hallways where fire risk assessment shows a requirement. Where extinguishers are provided they must be regularly checked and training given to all residents for their use.

Fire safety signs

No requirement

Surface finishes and floor coverings

In lower risk shared houses this requirement may be relaxed.

Management and maintenance of fire safety systems

Read about management and maintenance of fire safety systems