Houses in Multiple Occupation present the highest fire death rate per capita of any UK building type. A comprehensive guide to fire risk assessment in HMOs under the current regulatory framework.. The Deadliest Building Type Houses in Multiple Occupation (HMOs) consistently account for a disproportionate share of UK fire deaths. NFCC data for 2024 25 shows that HMO residents are 6 times more likely to die in a fire than occupants of single family dwellings. The reasons are well documented: Multiple unrelated occupants with diverse cooking and smoking habits Shared kitchens and living spaces creating ignition opportunities Poor fire separation between rooms Locked doors and restricted access delaying discovery Vulnerable occupants (asylum seekers, people with substance dependencies, temporary residents) Inadequate fire detection and warning systems Landlords prioritising yield over safety The Regulatory Framework for HMOs HMO fire safety sits at the intersection of two regulatory regimes: The Regulatory Reform (Fire Safety) Order 2005: The responsible person (landlord or managing agent) must conduct a suitable and sufficient fire risk assessment Must implement a fire safety management plan Must provide and maintain fire safety measures The Housing Act 2004 (Part 2): Mandatory licensing for larger HMOs (5+ people in 2+ households) HHSRS (Housing Health and Safety Rating System) includes fire safety Local authorities can impose licensing conditions including fire safety measures Selective and additional licensing schemes may capture smaller HMOs The Lacors Guidance: The de facto standard for fire safety in HMOs Provides room by room guidance on detection, means of escape, and fire separation Being updated (2026 revision expected) to reflect modern risks Conducting the Fire Risk Assessment Step 1: Identify the fire hazards Cooking arrangements (shared vs. in room) Electrical installations (age, condition, overloading) Smoking materials Portable heating appliances Arson risk (external access, communal areas) Cannabis cultivation (increasingly common, extreme fire risk) Step 2: Identify people at risk Number and location of occupants Sleeping locations relative to escape routes Vulnerable occupants (elderly, disabled, children) Occupants' fire safety awareness Language barriers affecting warning comprehension Step 3: Evaluate and act Apply Lacors guidance for minimum provisions Consider fire engineering approach for complex layouts Implement findings with clear timescales Communicate findings to all occupants Step 4: Record, plan, train Document the assessment (PAS 79 2 format recommended) Create emergency plan with escape routes Provide fire safety information to all occupants in appropriate languages Minimum Fire Safety Provisions (Lacors Framework) Category 1 HMO (up to 2 storeys, low occupancy): Grade D2 LD2 detection (mains powered interconnected) 30 minute escape route protection Emergency lighting on escape routes Fire blanket in kitchen Category 2 HMO (3+ storeys or higher occupancy): Grade A LD2 detection (fire alarm system with manual call points) 30 minute protected escape route throughout Emergency lighting Fire doors to all rooms opening onto escape routes Fire blanket and extinguisher in kitchen Category 3 HMO (converted building, bedsits with shared facilities): Grade A LD2 detection 30 minute compartmentation between units Protected escape route with final exit Emergency lighting Fire doors FD30S to all rooms Kitchen suppression (consider automatic) The Human Factor Beyond the technical provisions, HMO fire safety depends critically on management: Regular inspection of escape routes (weekly minimum) Tenant communication about fire safety rules Swift maintenance of fire detection systems Electrical safety (5 yearly EICR, PAT testing) Enforcement of no smoking policies where applicable Magnus Opifex provides specialist HMO fire risk assessments and landlord compliance support. Contact us for a portfolio review.