Are Tenants in HMOs and Flat Conversions at Heightened Fire Safety Risk? What London Landlords Must Do Now

Stark Findings on Fire Safety in HMOs and Converted Flats

A recent report highlighted a concerning trend: Houses in Multiple Occupation (HMOs) and houses converted into flats are failing fire safety audits at rates of 55% and 59% respectively. Even more alarming is that inspections cover less than 1% of HMOs and just 1.2% of converted flats nationwide. This combination of poor compliance and low inspection frequency suggests a hidden but serious fire safety risk for tenants living in these property types.

Why This Matters to London Landlords

For landlords operating in London—where HMOs and flat conversions are common—these findings are a clear call to action. Fire safety law requires you to conduct and review Fire Risk Assessments (FRAs) annually, maintain unobstructed emergency exits, and ensure fire doors are properly functioning and never wedged open. Failure to comply not only endangers tenants but also exposes landlords to legal penalties, enforcement actions, and reputational damage.

Practical Implications Across Landlord Profiles

• Single-unit landlords with converted flats must verify that their FRA is current and that flat-specific fire safety measures are in place.
• HMO landlords need to be especially vigilant, given the higher failure rates and complexity of multiple occupant risks.
• Portfolio landlords should prioritise a comprehensive compliance audit across all HMOs and converted flats to identify and rectify issues promptly.
• Accidental landlords who might be less familiar with fire safety requirements should seek expert advice to avoid inadvertent non-compliance.

What You Should Do Immediately

1. Review and update your Fire Risk Assessments: If your FRA is older than 12 months, commission a new one without delay. This is not just best practice but a legal obligation.
2. Conduct regular fire safety checks: Ensure emergency exits are clear and accessible at all times. Check that fire doors close fully and are not wedged open.
3. Engage fire safety professionals: Where hazards are identified, work with qualified experts to implement effective remediation measures proactively.
4. Monitor local authority communications: Expect increased scrutiny as regulators respond to poor compliance rates. Stay aware of inspection schedules or policy updates relevant to HMOs and converted flats.

Benchmarking and Local Considerations

While national inspection coverage is low, London boroughs vary in enforcement activity. Contact your local fire and rescue service to understand inspection frequency and compliance expectations in your area. Benchmarking your property's fire safety against local standards can help prioritise actions effectively.

Next Steps: Scheduling and Workflows

• Schedule an FRA review within the next four weeks.
• Set up a quarterly fire safety inspection routine for your properties.
• Arrange meetings with fire safety consultants to discuss any complex compliance issues.
• Communicate with tenants about fire safety measures and emergency procedures to enhance awareness and cooperation.

How Rentals & Sales Can Support You

Our team offers tailored portfolio reviews and compliance audits focused on fire safety risks. We can help streamline your FRA updates, implement effective fire safety workflows, and develop tenant communication strategies that reinforce safety culture. Contact us to safeguard your investment, protect your tenants, and prepare for any regulatory changes.

Compliance disclaimer: This article provides general information and does not constitute legal advice. Landlords should consult qualified fire safety professionals and legal advisers to ensure full compliance with all applicable regulations.