HMO Fire Alarm Compliance: Your Essential Guide to UK Standards and Certification

As a landlord or manager of a House in Multiple Occupation (HMO), you bear a significant legal responsibility for the safety of your tenants. When it comes to fire safety, simply fitting an alarm is not enough; the system must comply with stringent UK legislation and specific British Standards.

Non-compliance can result in serious consequences:

Ensuring Fire Safety

Minor breaches can result in fines of up to £5,000, while major violations can lead to unlimited fines and up to 2 years in prison. Additionally, local authorities can issue prohibition notices that prevent you from renting the property or revoke your HMO license entirely. More importantly, inadequate fire safety puts lives at risk.

This article breaks down the essential standards, certification, and ongoing documentation required to ensure your HMO is fully compliant and your tenants are safe. Whether you're a landlord managing the property, an engineer installing systems, or a tenant wanting to understand your rights, this guide will help you navigate the requirements.

1.   The Legal Cornerstone: Your Fire Safety Duty

The foundation of all fire safety in your HMO's common areas is the Regulatory Reform (Fire Safety) Order 2005 (RRFSO). This legislation places the responsibility on the Responsible Person (usually the landlord or manager) to actively manage fire safety.

Who is the Responsible Person?

Landlords: If you own and manage the property directly

Managing Agents: If appointed to manage the property on behalf of the owner

Multiple Parties: In some cases, responsibility may be shared (e.g., between freeholder and leaseholder)

For Tenants: Your landlord or manager is legally required to ensure your safety. If you have concerns

about fire safety, you have the right to raise them with your landlord and, if necessary, contact your local council's housing enforcement team.

The Critical Starting Point: The Fire Risk Assessment (FRA)

You must conduct a Fire Risk Assessment (FRA) for the communal areas of your HMO. This is not optional and must be carried out by a competent person—someone with appropriate training, experience, and qualifications in fire risk assessment.

The FRA is the only document that legally determines:

• The required escape strategy (e.g., Total Evacuation, which is common in smaller HMOs, or Stay Put for purpose-built blocks)

• The required Grade and Category of your fire detection and alarm system

• All other necessary safety measures, such as fire doors, emergency lighting, and signage

• Specific risks unique to your property (e.g., cooking facilities, smokers, vulnerable occupants)

Key Requirements:

• Must be reviewed annually or whenever there are significant changes to the property or occupancy

• Must be recorded in writing (or electronically) 

• Must be available for inspection by the Fire Service or Local Authority

• Must include an action plan with timescales for addressing identified risks

For Engineers: When specifying or installing systems, always request a copy of the current FRA to ensure your design meets the assessed requirements.

For Tenants: You have the right to request information about the fire safety measures in place. Your landlord should provide you with clear instructions on what to do in case of fire.

2. Navigating British Standards: BS 5839

Your fire alarm system must adhere to specific parts of the British Standard BS 5839. Understanding which standard applies to your property is crucial for compliance.

A. The Domestic Standard: BS 5839-6

BS 5839-6:2019+A1:2020 is the code of practice for domestic premises, which applies to most HMOs, particularly smaller converted properties and houses.

Understanding Grades

 The Grade determines the type and power source of the alarm system:

• Grade D1: Mains-powered alarms with integral battery backup in each unit (most common in HMOs)

• Grade D2: Mains-powered alarms without battery backup (rarely acceptable for HMOs)

• Grade A: Comprehensive system with a central control panel and dedicated power supply (for larger HMOs)

Understanding Categories

The Category determines the coverage and location of detectors:

• LD1: Maximum protection—detectors in all rooms (rarely required for HMOs)

• LD2: Standard for most HMOs—detectors in all escape routes (hallways, landings, stairs) PLUS all rooms presenting a high fire risk (kitchens, living rooms)

• LD3: Minimum protection—detectors only in escape routes (rarely sufficient for HMOs)

Your FRA will specify the required Grade and Category based on your property's layout, occupancy, and risk factors. A typical smaller HMO might require Grade D1, Category LD2.

For Engineers: Grade D systems must be interconnected so that activation of one detector triggers all alarms throughout the property. Consider radio-interlinked systems for properties where hard-wiring is difficult.

B.  The Non-Domestic Standard: BS 5839-1

BS 5839-1:2025 is the standard for non-domestic premises and commercial fire alarm systems. This standard applies to:

• Larger HMOs (typically 5+ storeys or housing 10+ tenants)

• Properties with complex layouts or mixed use

• HMOs requiring Grade A systems with central control panels, zone indication, and professional monitoring capabilities

Key Differences from BS 5839-6:

• Requires a dedicated fire alarm control panel

• Manual call points (break-glass) at exit routes

• Zone identification to pinpoint alarm location 

• Connection to remote monitoring (in some cases)

• More rigorous maintenance schedule (typically six-monthly professional servicing)

For Engineers: Systems designed to BS 5839-1 should be installed by installers certified under third-party certification schemes such as BAFE (British Approvals for Fire Equipment) or FIA (Fire Industry Association).

3. Essential Certification: Proof of Compliance

Once a system is installed, you must receive and retain formal documentation issued by a competent person. This could be a certified fire alarm engineer, NICEIC/NAPIT registered electrician, or installer accredited by BAFE or FIA.

Critical for Landlords: Without proper certification, you cannot prove compliance during inspections or licensing applications. Local authorities may refuse or revoke HMO licenses if documentation is missing.

Document Type	Purpose	Applicable Standard	Who issues it
Installation & Commissioning Certificate	Confirms the system was correctly designed, installed, tested, and functions as intended. Includes system specifications, device locations, and test results.	BS 5839-6 (Grade D systems) or BS 5839-1 (Grade A systems)	Certified fire alarm engineer or competent installer
Electrical Installation Condition Report (EICR)	Confirms the wiring and power supply for the hard-wired alarm system complies with BS 7671 (the Wiring Regulations). Required every 5 years for rental properties.	BS 7671 and Part P of Building Regulations	Qualified electrician (NICEIC, NAPIT, or equivalent)
Inspection & Servicing Certificate	Evidence of ongoing maintenance as required by the RRFSO. Documents defects, repairs, and system performance.	BS 5839-1 or BS 5839-6	Competent fire alarm engineer (six-monthly for BS 5839-1 systems, annually for BS 5839-6

Retention Requirements

Keep all certificates for:

• The duration of your ownership/management of the property

• Plus a minimum of 6 years after disposal (for legal protection)

• Both physical copies on-site and digital backups

For Tenants: When viewing a property, you can ask to see these certificates. Their presence indicates a professional, compliant landlord.

For Engineers: Always provide duplicate copies—one for the client's on-site logbook and one for their permanent records. Include your certification credentials and contact details on all documentation.

4. The Logbook: Your Audit Trail

While certification proves the system was installed correctly, the logbook demonstrates that you are actively managing and maintaining it. This is your most vital record during a Local Authority or Fire Service inspection.

A missing or poorly maintained logbook is one of the most common reasons for enforcement action.

It suggests neglect and raises serious questions about overall fire safety management.

What Your Logbook Must Contain

Your logbook must contain detailed records of all fire safety activities. A dedicated Fire Safety Logbook (available from safety suppliers) is recommended, but a well-organised folder or digital system is

acceptable if it contains all required information.

Fire Alarm System Records

Weekly Tests

• Date and time of test

• Specific call point or detector location tested (you must rotate which device is tested each week to ensure all are checked over time)

• Test result (alarm activated successfully / alarm did not sound / fault identified)

• Signature of the person conducting the test

• Action taken if faults identified

Practical Tip for Landlords: Set a recurring calendar reminder for the same day and time each week. Many landlords conduct tests on Sunday mornings when most tenants are home and can confirm they heard the alarm.

Routine Servicing:

• Detailed records of professional six-monthly (BS 5839-1) or annual (BS 5839-6) inspections

• Copy of the associated Inspection & Servicing Certificate

• List of any defects identified and how they were remedied

• Replacement parts or upgrades installed

False Alarms & Faults:

• Date and time of every alarm activation

• Presumed cause (e.g., cooking fumes, steam from bathroom, dust during building work, genuine fire)

• Actions taken to resolve the issue and prevent recurrence

• Follow-up actions (e.g., additional tenant guidance, extractor fan repairs, detector relocation)

For Engineers: When servicing systems, check the logbook to identify recurring issues that might indicate design problems (e.g., detectors too close to kitchens/bathrooms).

Supporting Fire Safety Records

Initial Certification:

• Copies of all Design, Installation, and Commissioning certificates

• As-built drawings showing detector and call point locations

• System specifications and manufacturer datasheets

Fire Risk Assessment (FRA):

• Date of the original FRA

• All subsequent review dates (minimum annually)

• Actions completed from the FRA action plan 

• Evidence that recommendations have been implemented

Fire Drills: 

• Dates of fire drills (recommended at least annually, more frequently for vulnerable occupants)

• Time taken for full evacuation

• Summary of observations (e.g., occupants hesitated, doors left open, escape route obstructed)

• Actions taken to address deficiencies

For Landlords: While fire drills aren't always practical in HMOs where tenants have individual tenancies, consider conducting drills during tenant changeovers or coordinating with all occupants at least once per year.

Tenant Training:

• Dates and content of fire safety instruction provided to new tenants at move-in 

• Refresher training for existing tenants (e.g., annual briefings) 

• Topics covered: how to raise the alarm, escape routes, assembly point, what to do if you discover a fire

• Signed acknowledgement from tenants that they've received the information

Other Equipment:

• Logs for monthly checks of emergency lighting (test button press and duration check) 

• Checks on fire doors: seals intact, self-closing devices working, no wedges or obstructions

• Inspections of fire extinguishers (annually by a competent person)

• Checks of final exit routes and assembly points

Crucial Note: A well-maintained logbook is the best evidence you have to prove you are meeting your legal duties and protecting your tenants. Keep it up-to-date and easily accessible on the premises.

Consider maintaining a digital backup stored securely off-site (cloud storage or with your managing agent).

For Tenants: If your landlord doesn't conduct regular alarm tests or has no logbook, this is a serious concern. Report this to your local council's housing enforcement team.

The Docs-Store Fire Safety logbook, can help the responsible person with this compliance. Click here.

5. Understanding Your HMO Escape Strategy

Your Fire Risk Assessment will determine the appropriate escape strategy for your property. This strategy dictates how occupants should respond when the fire alarm sounds.

Key Elements of the Escape Strategy

Measure	Requirement	Purpose
Strategy	Total Evacuation is the default strategy for most smaller and converted HMOs. All occupants must leave immediately when the alarm sounds.	Ensures all occupants are alerted and leave the building immediately upon alarm activation, preventing anyone from remaining in a dangerous environment.
Means of Escape	Must be clearly defined, protected, and kept free from obstruction at all times. Typically a single staircase in smaller HMOs; larger properties may require two independent escape routes.	Provides a safe route from any point of fire to the final exit (a place of ultimate safety outside the building).
Protected Escape Routes	Protected Escape Routes (staircases and corridors) are required, especially in 3+ storey properties or higher-risk HMOs.	Requires the route to be enclosed with 30- minute fire-resisting construction (walls, ceilings, and doors) to prevent fire/smoke spread for a critical evacuation period.
Fire Doors (FD30S)	Must be fitted to all habitable rooms opening onto the escape route (bedrooms, living rooms, kitchens, communal rooms). Doors must have intumescent strips, smoke seals, and self-closing devices.	Slows the spread of fire and smoke into the escape route, providing time for safe evacuation. Doors must be capable of being opened from the inside without a key at all times.
Alarm System	The type, grade, and coverage of the fire alarm system must be specified by the FRA, typically referencing BS 5839-6 for smaller HMOs or BS 5839-1 for larger properties.	Provides early warning of a fire throughout the premises, giving occupants time to escape before conditions become life-threatening.
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Practical Guidance for Occupants

For Tenants—What to Do When the Alarm Sounds:

1.   Leave immediately—don't stop to collect belongings

2.   Close doors behind you (but don't lock them)

3.   Use the designated escape route—never use lifts

4.   Go to the assembly point (outside, away from the building)

5.   Call 999 once you're safely outside

6.   Don't re-enter until the Fire Service or landlord confirms it's safe

Never assume it's a false alarm. Treat every activation as genuine until proven otherwise.

Common Escape Route Issues (and How to Avoid Them)

For Landlords: These are among the most common violations found during inspections:

• Obstructions: Bicycles, buggies, storage items, or furniture blocking hallways or stairs. Keep escape routes completely clear at all times.

• Locked or difficult-to-open final exits: All final exit doors must open easily from the inside without keys. Consider panic hardware for complex locking systems.

• Inadequate lighting: Emergency lighting should illuminate the entire escape route, especially in windowless corridors.

• Propped-open fire doors: Fire doors must remain closed or be fitted with automatic closers linked to the fire alarm system. Educate tenants never to wedge doors open.

• Unsuitable storage under stairs: The area beneath a staircase that forms part of a protected route must be enclosed with fire-resistant construction or kept completely empty

6.   Ongoing Responsibilities: Staying Compliant

Fire safety compliance is not a one-time task—it requires continuous management and vigilance.

Your Regular Compliance Checklist

Weekly:

• Test the fire alarm system (rotate call points/detectors) 

• Walk the escape routes to check for obstructions

• Record tests in the logbook

Monthly:

• Test emergency lighting

• Check fire doors (seals, closers, no wedges)

Six-Monthly / Annually:

• Professional fire alarm servicing (as specified for your system)

• Fire extinguisher servicing (annual)

• Review and update the Fire Risk Assessment if needed

Every 5 Years:

• Electrical Installation Condition Report (EICR)

• Full replacement of smoke/heat detectors (typically after 10 years—check manufacturer guidance)

When Changes Occur:

• Review the FRA whenever you make structural alterations, change the use of rooms, or significantly increase occupancy

• Update all documentation and inform tenants of any changes to escape procedures

7. Getting Professional Help

Fire safety compliance can be complex, particularly for larger or unusual properties. Don't hesitate to seek professional support.

When to Call in Experts

• Initial system design and installation: Always use certified professionals (BAFE, FIA, NICEIC, NAPIT)

• Fire Risk Assessments: Use a competent person with recognised qualifications (e.g., NEBOSH Fire Certificate, IFE membership)

• Licensing applications: Many local authorities require professional FRAs for HMO license applications

• Disputes or enforcement notices: Seek advice from a fire safety consultant or solicitor specialising in housing law

For Tenants: If you're concerned about fire safety in your HMO, contact:

• Your landlord or managing agent (in writing) 

• Your local council's housing enforcement team 

• The Health and Safety Executive (for very serious concerns) 

• Shelter or Citizens Advice for guidance on your rights

Conclusion: Safety First, Compliance Always

Fire safety in HMOs is not just about ticking regulatory boxes—it's about protecting lives. Whether you're a landlord managing a property, an engineer installing systems, or a tenant living in an HMO, understanding these requirements helps create safer homes for everyone.

Remember:

• The Fire Risk Assessment is your roadmap—everything follows from this document

• Certification proves your system was installed correctly

• The logbook proves you're managing it properly

• Regular testing and maintenance are non-negotiable

• When in doubt, seek professional advice

A well-maintained, compliant fire alarm system, combined with clear escape routes and informed occupants, gives everyone the best chance of escaping safely should a fire occur.

Stay safe. Stay compliant

Need help ensuring your HMO meets fire safety requirements? Further guidance is available in 'The Practical Guide to Grade D Fire Alarms' here.