Emergency Lighting Requirements for HMOs in England

Living in an HMO can raise specific safety questions for tenants and renters. This page explains what emergency lighting is, when landlords must provide it in England, and what steps affected tenants can realistically take if lighting is missing or poorly maintained. I explain who is responsible for testing, simple checks you can do, how to report defects to your landlord or local council, and when to use official forms or apply to the First-tier Tribunal (Property Chamber). The language is plain and practical so you can act quickly to keep yourself and housemates safe while protecting your tenancy rights.

Who must provide emergency lighting

In buildings used as HMOs, the person with control of the premises (often the landlord or managing agent) must meet fire safety duties under the Regulatory Reform (Fire Safety) Order 2005 ^[1]. That duty includes providing adequate means of escape and any required emergency lighting in common parts and escape routes. Local fire and rescue authorities and environmental health officers can check compliance and advise your local council.

Minimum requirements and testing

Emergency lighting standards are informed by building regulations guidance and fire safety guidance for England; landlords should follow national guidance to make sure systems are sufficient and regularly tested.

• Test emergency lighting monthly and record results.
• Repair or replace faulty lights promptly when reported.
• Keep written records and a log of tests available for inspectors.
• Use formal notices or official application routes if the landlord does not act.

What tenants should do

If you discover missing or faulty emergency lighting: first check and document the problem, then tell the landlord or managing agent in writing. Give a clear deadline for a repair and keep copies of messages and photos to show the extent of the hazard.

• Contact your landlord in writing and ask for a specific timescale to fix the lights.
• Allow reasonable time to carry out repairs; for dangerous faults consider asking for urgent attention within days.
• Contact your local council's environmental health team if the landlord fails to act, because HMOs are subject to licensing and local standards.
• Keep all records and consider applying to the First-tier Tribunal if informal steps do not resolve the issue.

Using official forms and tribunals

Some formal routes exist when landlords do not fix safety defects. You can ask your local council to inspect and enforce HMO standards, including emergency lighting. Local councils issue HMO licence application and enforcement forms (there is no single national HMO licence form; councils publish their own application forms and guidance). When a landlord persistently fails to repair, tenants can apply to the First-tier Tribunal (Property Chamber) for orders requiring repairs or compensation ^[3]. Landlord duties are also set out in primary housing legislation such as the Housing Act 1988 ^[4].

Relevant official forms and how tenants use them

• HMO licence application (local council form) — used when the property falls under mandatory licensing (e.g., size and occupancy thresholds); practical example: ask your council to check if the property needs a licence and request the council's application or complaint form.
• First-tier Tribunal (Property Chamber) application (GOV.UK guidance page; no single universal form number) — used when you need a formal order for repairs or compensation; practical example: if written requests and council action do not fix emergency lighting, follow the GOV.UK application guidance to submit a case.

FAQ

Does my HMO have to have emergency lighting?

It depends on the building layout and risk assessment: emergency lighting is normally required in common escape routes and areas where normal lighting might fail. Fire safety duties are set under the Regulatory Reform (Fire Safety) Order 2005 ^[1] and guidance in Approved Document B helps define where lighting is needed ^[2].

What can I do if the emergency lights are not working?

Tell your landlord in writing, document the issue with photos, give a clear deadline for repair, contact environmental health at your council if there is no response, and consider applying to the First-tier Tribunal (Property Chamber) if enforcement is needed ^[3].

How-To

1. Check and record: photograph faulty lights, note dates and locations, and keep copies of any messages.
2. Notify the landlord in writing, state the problem clearly, and request repair within a reasonable timescale.
3. Report to your local council's environmental health or HMO licensing team if the landlord does not act.
4. Apply to the First-tier Tribunal (Property Chamber) using GOV.UK guidance if informal and council steps do not resolve the hazard.

Help and Support / Resources

• First-tier Tribunal (Property Chamber) - apply and find guidance
• Approved Document B: fire safety guidance for England
• Regulatory Reform (Fire Safety) Order 2005 - legislation

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1. [1] Regulatory Reform (Fire Safety) Order 2005
2. [2] Approved Document B (fire safety guidance for England)
3. [3] First-tier Tribunal (Property Chamber) - GOV.UK
4. [4] Housing Act 1988 - legislation