HMO Fire Alarms: What Landlords of Three-Storey HMOs Need to Know

Fire safety update: Understanding Grade A fire alarm requirements for three-storey HMOs

Fire safety is one of the most important responsibilities for any HMO landlord or property manager. As the number of occupants increases — and as properties become taller and more complex — having the right fire detection and warning systems in place becomes even more important.

Recent changes and updated guidance around fire safety have placed increased focus on the standards expected in multi-storey Houses in Multiple Occupation (HMOs), particularly properties with three or more storeys.

If you own or manage a three-storey HMO, now is a good time to review your existing fire alarm system, fire risk assessment and wider fire safety provisions.

What has changed?

Fire safety requirements for HMOs can vary depending on the size, layout and use of a property, as well as local authority requirements.

For properties requiring a Grade A fire alarm system, the standard provides a more comprehensive approach to fire detection and warning than simpler domestic alarm arrangements.

The aim is straightforward: detect a fire as early as possible and give residents enough warning to evacuate safely.

This is particularly important in multi-storey HMOs, where escape routes can be longer and more complicated. Residents may also be asleep when a fire starts, or may have mobility or other needs that could affect their ability to evacuate quickly.

For this reason, landlords should not rely solely on the type of alarm that may have been acceptable when the property was first converted or occupied. Your current requirements should be assessed based on the property as it stands today.

What is a Grade A fire alarm system?

A Grade A system is a more comprehensive fire detection and alarm arrangement designed to provide automatic fire detection throughout the relevant areas of a property.

Depending on the design and requirements of the building, a system can include:

• A central fire alarm control and indicating panel
• Interlinked smoke and heat detectors
• Detection in bedrooms, communal areas and other relevant locations
• Alarm sounders designed to provide effective warning throughout the property
• Appropriate emergency lighting and other fire safety measures
• Regular testing, inspection and professional servicing

Where a Grade A system is required, it should be designed, installed and maintained in accordance with the applicable standards, including BS 5839-6, and by suitably competent professionals.

Wireless fire alarm systems

For some HMOs, a wireless fire alarm system can be an attractive option.

Wireless systems can be mains-powered while communicating between devices without requiring extensive lengths of cable to be installed throughout the property. This can make installation less disruptive, particularly in existing HMOs where running new cables could involve significant work.

Although wireless systems can have a higher installation cost, they can offer a practical solution where minimising cabling and disruption is important.

However, the right system will depend on the individual property. Before installing or upgrading a fire alarm system, landlords should check the requirements that apply to their property and consult the relevant local authority or a competent fire safety professional.

Fire alarms are only part of your fire safety responsibilities

A suitable fire alarm system is an important part of fire safety, but it is only one element of an effective HMO fire safety strategy.

Landlords and property managers should also consider measures such as:

Fire doors

Appropriately rated fire doors, including FD30 doors where required, should be fitted and maintained correctly. This can include suitable smoke seals and self-closing devices.

Protected escape routes

Escape routes should be kept clear and protected from fire and smoke wherever required. Residents should never be expected to navigate obstructed communal areas during an emergency.

Fire extinguishers and fire blankets

Appropriate firefighting equipment should be provided in suitable locations, such as fire extinguishers on relevant floors and fire blankets in kitchens, where required.

Fire risk assessments

A suitable and sufficient fire risk assessment should be completed and kept up to date. It should also be reviewed when circumstances change, such as following alterations to the property or changes in occupancy.

Fire safety information

Residents should receive clear information about what to do in the event of a fire, including the property's evacuation procedure and any relevant fire safety instructions.

These measures work together. An alarm can provide an early warning, but residents also need safe escape routes and appropriate fire protection to evacuate successfully.

How can HMO landlords stay compliant?

If you own or manage a three-storey HMO, there are several practical steps you can take.

1. Review your fire risk assessment

Start with your current fire risk assessment. Check that it reflects the property's current layout, occupancy and fire safety arrangements.

If the assessment is out of date, arrange for it to be reviewed by a suitably competent person.

2. Check your existing fire alarm system

Don't assume that your current alarm system automatically meets today's requirements.

Have the system assessed against the standards and requirements applicable to your property. If an upgrade is necessary, a competent fire alarm specialist should be able to recommend an appropriate solution.

3. Keep accurate records

Maintain a clear fire safety log containing records of testing, inspections, servicing, faults and remedial work.

Good record keeping not only helps with ongoing maintenance — it can also provide important evidence that fire safety responsibilities are being actively managed.

4. Make sure residents understand the fire procedure

Even the best fire alarm system cannot replace clear resident instructions.

Make sure tenants understand what they should do if the alarm sounds and are familiar with the property's evacuation arrangements.

What happens if fire safety requirements aren't met?

Fire safety breaches can have serious consequences for HMO landlords.

Depending on the circumstances and the nature of the breach, enforcement action can include financial penalties, restrictions on the use of a property and criminal prosecution.

There can also be significant financial and reputational consequences for landlords, particularly if a serious fire occurs and appropriate safety measures were not in place.

For landlords, fire safety should therefore be viewed as more than simply a compliance exercise. It is about protecting tenants, protecting the property and reducing the potential consequences of a fire.

Reviewing your HMO fire safety arrangements

If you own or manage a three-storey HMO, now is a good time to review your fire safety arrangements.

Check your fire risk assessment, review your existing alarm system and make sure your fire doors, escape routes, emergency lighting and other safety measures are being properly maintained.

Requirements can vary between properties, so if you're unsure what applies to your HMO, seek advice from a competent fire safety professional and check with your local authority before carrying out any upgrade work.

Protecting your investment starts with protecting the people who live in it. Make sure your HMO's fire safety arrangements are fit for purpose and compliant with the requirements that apply to your property.

Get in touch with our team to discuss your HMO fire safety requirements