Landlord Fire Risk Assessment Rules for England Explained

If you rent a home in England, you may be concerned about your fire safety and what your landlord is legally required to do. Understanding landlord fire risk assessment rules can make a real difference when dealing with hazards or requesting improvements. This guide explains the current laws, your rights, and what you can do if you think fire safety is being neglected.

Do Landlords Need to Carry Out a Fire Risk Assessment?

In England, the law on whether landlords must complete a fire risk assessment depends on the type of property you rent.

• Shared Houses or Flats (HMOs): Landlords must complete—and regularly review—a fire risk assessment for houses in multiple occupation (HMOs), such as student flats or shared houses with unrelated tenants.^[1]
• Single-Family Homes: For self-contained houses or flats rented to one household, there's no specific legal requirement for a formal fire risk assessment, but landlords must still ensure fire safety by law.^[2]
• Flats in Apartment Buildings: If you rent a flat, the building's freeholder or managing agent is responsible for fire safety in shared spaces (like corridors and stairwells), which requires a fire risk assessment for those communal areas.^[3]

Summary: Most renters in shared accommodation are directly protected by fire risk assessment laws, but all landlords have a duty to keep properties safe from fire risks.

The Law: Fire Safety and Landlord Duties

Fire safety rules for rental homes are covered by several laws and guidance documents. The most important legislation includes:

• Housing Act 2004—sets standards for property safety, especially in HMOs.
• The Regulatory Reform (Fire Safety) Order 2005—requires a 'responsible person' (usually the landlord or agent) to carry out, review, and act on a fire risk assessment for common areas in buildings with shared spaces.

Landlords must also follow safety guidance such as fitting adequate smoke alarms on each floor, supplying carbon monoxide alarms where required, and ensuring escape routes are always clear (see government fire safety responsibilities guide).^[2]

What Is a Fire Risk Assessment?

A fire risk assessment is a careful review of a building to spot anything that might cause a fire, identify who might be at risk, and decide how best to reduce danger and improve safety. Issues may include faulty wiring, lack of alarms, or blocked exits. Landlords (or the building's managing agent) must keep a written record if:

• The property is an HMO
• The building contains communal areas
• There are five or more people living in the property

What If My Landlord Hasn't Done a Fire Risk Assessment?

If you believe your landlord is not meeting their fire safety obligations (for example, if there are no smoke alarms, faulty wiring, or escape routes are blocked), you should:

• Contact your landlord or agent in writing to raise your concerns, stating clearly what hazards you have noticed.
• Request evidence of a recent fire risk assessment, especially if you live in a shared property (HMO) or flat with communal areas.
• If you're not satisfied, contact your local council's private rented housing team. Councils can inspect your home and require the landlord to address hazards under the Housing Health and Safety Rating System (HHSRS).
• If fire safety is a risk to your health or safety, councils have the power to serve legal notices and, in severe cases, ban landlords from renting until repairs are made.

Relevant Official Forms for Renters

• HHSRS Hazard Report
  • When and how it’s used: There is no formal form number, but renters can report housing hazards directly to their local council including fire safety concerns. A practical step is writing an email or letter clearly listing all hazards.
  • Example: You notice your shared house has no working smoke alarms. Write to your council’s private housing team, mentioning the lack of alarms and fire exit obstructions.
• Smoke and Carbon Monoxide Alarm Regulations Complaint
  • When and how it’s used: Tenants can ask the council to inspect if the landlord hasn’t fitted required alarms.
  • Example: You rent a flat and notice there is no smoke alarm. After asking the landlord with no result, contact the council to investigate.

Each local authority may have its own complaint portal or downloadable form, so always check your council’s website for the latest options.

If you feel unsafe due to poor fire safety, act quickly—contact your landlord first, then escalate to your local council environmental health team if there's no response.

What Tribunal Handles Fire Safety Complaints?

In England, the First-tier Tribunal (Property Chamber) handles housing disputes, including some landlord obligations. However, for fire safety enforcement, your first port of call is usually your local council's private housing team. The tribunal can be involved if there are disputes over improvement notices or appeals.^[4]

FAQ: Fire Risk Assessment and Fire Safety in Rentals

1. Do all landlords in England need to do a fire risk assessment?
   Not all, but landlords of shared houses/flats (HMOs) and buildings with communal areas must carry out regular fire risk assessments. Single-family lets must still keep the property safe but don’t require a formal risk assessment by law.
2. What should I do if my rented property feels unsafe from fire risks?
   Write to your landlord first, outlining the problems. If issues aren’t fixed promptly, contact your local council’s housing team. The council can force landlords to address serious safety hazards.
3. Who is responsible for a fire risk assessment in a block of flats?
   The freeholder or building manager, not the individual landlord, must organise fire risk assessments for communal areas like hallways and entrances.
4. Are there any official forms for reporting fire safety problems?
   No national form exists, but you can contact your local council online. Each council usually has its own reporting process or complaint form.
5. What laws protect renters regarding fire safety?
   The main laws are the Housing Act 2004 and the Regulatory Reform (Fire Safety) Order 2005. These set out landlords’ duties and minimum property standards.

Conclusion: Key Takeaways for Renters

• Landlords of shared houses and buildings with communal areas must carry out regular fire risk assessments.
• For all types of rented property, landlords must keep homes safe from fire under English law.
• If you’re worried about fire safety, contact your landlord first, then your local council if issues remain unresolved.

Staying aware of your fire safety rights can protect you and help maintain a healthy rental home.

Need Help? Resources for Renters

• Landlord Fire Safety Responsibilities (Official UK guidance)
• Report Housing and Fire Safety Hazards to Your Local Council
• First-tier Tribunal (Property Chamber)—for appeals or disputes about housing enforcement notices
• Shelter England: Landlord Maintenance and Safety Advice
• Find your local council housing team for tailored support

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1. See official HMO fire safety requirements: Landlords: HMO fire safety guidance
2. Government statutory guidance: Landlord responsibilities for fire safety
3. Fire risk assessments in blocks of flats: Fire safety in purpose-built blocks of flats
4. Council and tribunal involvement: First-tier Tribunal (Property Chamber)

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