By building type

Fire risk assessment for HMOs.

HMOs (houses in multiple occupation) carry the FSO 2005 duty plus the local authority HMO licensing layer for larger properties. FRA Flow handles both with a BS 9792-led assessment that covers the licensing-relevant elements without separate paperwork.

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Licensable + non-licensable
BS 9792-led
LA-licensing aware

What it covers

The scope of an HMO FRA.

Means of escape from common parts and from individual rooms in a single-staircase property.

Compartmentation between bedrooms and the rest of the property.

Fire detection coverage: typically L1 or L2 in HMOs depending on the property and licensing requirements.

Bedroom doors as fire-resisting elements (FD30 specification typical).

Shared kitchen and laundry facilities: ignition source pattern, fire blanket and extinguisher provision.

Resident information appropriate to higher-turnover and culturally diverse occupant populations.

Cooking arrangements: hob, microwave, kettle in private rooms vs shared kitchen only.

Licensing layer

How HMO licensing interacts with the FRA.

For mandatory licensable HMOs (broadly, properties with five or more occupants forming two or more households), the local authority licensing regime imposes specific fire safety conditions on top of the FSO duty. Conditions vary by local authority but typically include smoke alarms in every habitable room, heat alarms in kitchens, fire blankets or extinguishers in shared kitchens, and fire doors on bedrooms in some configurations.

Local authorities can also operate additional or selective licensing schemes that bring smaller HMOs into the regime. The FRA workflow does not depend on licensing status; it depends on the building meeting the statutory definition of an HMO. If the building is an HMO, the FRA covers it whether or not licensing applies.

HMOs sector page FSO 2005 duty

Risk profile

Why HMO FRAs need particular attention.

High occupancy density per floor, often higher than the original building was designed for.

Cooking facilities used by occupants who may have limited cooking experience and operate in shared spaces.

Cultural and habitual diversity in alarm response, especially in international student or migrant populations.

Higher resident turnover in private rented HMOs reduces familiarity with the building and the evacuation arrangements.

Decorations, fairy lights, candles and personal electrical items concentrated in private rooms.

Fire door tampering and propping, particularly on bedroom doors used by smokers.

Common pitfalls

Where HMO FRAs often fall short.

Bedroom doors recorded as "fire-resisting" without evidence of FD30 specification or successful testing.

Smoke and heat alarm coverage recorded against the licence condition, but not assessed for adequacy against the actual occupancy.

Escape route observations made on a daytime visit, missing the obstruction patterns that emerge at night.

Significant findings flagged but no clear action plan handed to the landlord in a form they can act on.

Resident-induction arrangements not recorded as part of fire safety arrangements.

In FRA Flow

How the workflow handles HMOs.

In FRA Flow, HMOs are set up as a property type with the relevant licensing status (mandatory licensable, additional, selective, or none). The assessment workbench surfaces the HMO-specific section content where it differs from a block of flats. The output report covers the BS 9792 elements plus the licensing-relevant elements, in a single document the dutyholder can hand to the local authority licensing officer at renewal.

Core software page HMOs sector Pricing for small landlords

FAQ

Questions buyers ask before they commit to a new workflow.

FAQ 01

What FRA scope is right for an HMO?

For most HMOs, a Type 1 FRA on the common parts plus a Type 3-equivalent inspection of bedrooms (which form part of the FSO scope in HMOs in a way they do not in self-contained flats) is the standard scope. Local authority licensing officers may have specific expectations.

FAQ 02

How often does an HMO FRA need reviewing?

BS 9792 expects the interval to match risk. Most licensable HMOs run on annual review. Local authority licensing conditions may impose tighter intervals as a licence condition. Where they do, the licence condition wins.

FAQ 03

Does FRA Flow handle non-licensable HMOs?

Yes. The FSO duty applies to every HMO regardless of licensing status. FRA Flow handles both licensable and non-licensable HMOs without forcing them into different workflows.

FAQ 04

How does FRA Flow help with local authority licence renewals?

The issued FRA report is a BS 9792-shaped document that local authority licensing officers recognise. For licensable HMOs, the report covers the fire safety elements typically referenced at licence renewal: smoke detection coverage, fire door specifications, escape route protection, common parts hazards, shared kitchen risk.

FAQ 05

What about portfolios across multiple local authority areas?

Each property record carries its location, including the local authority area. The FRA itself is methodologically the same across the country (BS 9792). Where local authority licensing conditions vary, the action plan can reflect them per property.

Keep exploring

HMOs sector Blocks of flats Student PBSA FSO 2005 duty All building types

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