HMO Fire Risk Assessments for shared living environments

When multiple households share one property, fire safety responsibilities become more complex. Fire risk assessments for HMOs across Buckinghamshire and Berkshire, built around licensing requirements, tenant safety and day-to-day management.

What we find

Shared occupation creates shared risk

HMOs present a different challenge from other residential properties. Occupants often move in and out at different times, communal areas are used by multiple households and responsibility for fire safety remains with the person managing the property.

Small issues can quickly become larger ones when several tenants rely on the same escape routes, fire doors and safety measures.

ClearFire assesses HMOs with occupancy, management and licensing obligations in mind. The focus is not only on the building itself, but on how the property operates as a shared living environment.

The issues that appear most often in HMOs

These are the findings that regularly appear in HMO fire risk assessments and licensing reviews.

Fire door alterations

Doors replaced, modified or damaged in ways that affect their fire-resisting performance.

Shared escape routes

Corridors and stairways partially obstructed by tenant belongings, storage or waste.

Missing self-closers

Fire doors unable to close effectively because self-closing devices have been removed or disabled.

Detection system issues

Smoke and heat detection arrangements incomplete, damaged or not maintained.

Tenant information

Occupants unclear on evacuation procedures or the fire safety measures in place.

Kitchen fire risks

High-use cooking areas creating additional ignition sources within shared accommodation.

Testing records

Fire alarm, emergency lighting and maintenance records missing or incomplete.

Occupancy changes

The property operating differently from the arrangement originally assessed or licensed.

Licensing gaps

Fire safety arrangements no longer aligned with current HMO licensing expectations.

Built around occupancy, not assumptions

Your assessment arrives as a signed PDF with a management summary, photographic evidence linked to every finding and a separate evidence appendix suitable for landlords, managing agents and local authority requirements.

Findings are prioritised using the PAS 79-1 risk matrix, helping responsible persons understand which actions require immediate attention and which can be planned as part of ongoing property management.

Immediate

Within 14 days · risk to life

Short-term

Within 3 months · serious

Medium-term

Within 12 months · moderate

Advisory

Best-practice · advisory

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Case Study

How we run multi-site fire compliance as one programme.

For clients with several buildings, we run every site to one report format, one assessor relationship and one annual review cycle, so your responsible person and insurer see a consistent evidence trail across the whole portfolio.

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Everything you need to know about HMO fire risk assessments

Still have questions?

If you're unsure what applies to your property, speak directly with the assessors who carry out the work. You'll get practical guidance based on the building you manage.

Most HMOs will require a suitable and sufficient fire risk assessment covering the common areas and relevant fire safety arrangements.

Local authorities frequently require evidence that fire safety risks have been assessed and managed as part of the licensing process.

Communal areas form the primary focus, although the assessment may consider aspects of individual rooms where relevant to fire safety.

Fire door defects, escape route obstructions, detection system issues and management failures are among the most common findings.

Responsibility usually sits with the landlord, licence holder or person managing the property.

Reviews should take place whenever significant changes occur and as part of ongoing fire safety management.

Yes. A current assessment provides evidence that fire safety risks have been identified and reviewed.

Findings are documented and prioritised, allowing corrective actions to be planned and implemented appropriately.

Response within 1 working hour on business days
Senior partner on every visit — no juniors, no subcontractors
BAFE SP205 registered & fully insured
No hard sell — straight advice and a clear scope