Your Fire Safety Rights as a Renter in England

Keeping your home safe from fire is a shared responsibility between renters and landlords across England. If you’re renting, it’s vital to know what laws protect you, what your landlord must do, and how to take action if you think your property isn’t safe. This article covers the latest fire safety rules in England, what your rights are as a tenant, and how you can seek help if standards aren’t met.

Key Fire Safety Responsibilities in Rented Homes

Both you and your landlord have legal duties to prevent fire risks. The requirements can vary depending on whether you rent a standard house or flat, or live in a House in Multiple Occupation (HMO).

Fire Safety Rules Your Landlord Must Follow

• Smoke Alarms: Landlords must fit at least one smoke alarm on every storey of your home. These alarms should be tested and in working order at the start of your tenancy. (Smoke and Carbon Monoxide Alarm Regulations)
• Carbon Monoxide Alarms: Required in rooms with solid fuel appliances—such as wood burners or open fires.
• Safe Furniture: All provided furniture and furnishings must meet fire safety standards under the Furniture and Furnishings (Fire) (Safety) Regulations 1988.
• Clear Fire Exits: Landlords must ensure escape routes—like hallways and staircases—are always accessible and free from obstructions.
• Electrical Safety: The property must have safe wiring and sockets, and electrics must be inspected at least every five years by a qualified person.

Extra Rules for Houses in Multiple Occupation (HMOs)

Properties where people from more than one household share kitchen or bathroom facilities (like bedsits, shared flats, student houses) are called HMOs. Here, landlords must also:

• Install fire doors where appropriate
• Provide additional fire alarms (including interlinked alarms and sometimes heat detectors)
• Maintain fire-fighting equipment (where provided)

Learn more about fire safety in HMOs on GOV.UK.

Your Rights and What to Do if There’s a Problem

If you notice any missing alarms, blocked exits, faulty electrics or other fire safety risks, your landlord must fix these quickly. Under the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018, homes must be free from serious hazards, including fire risks.^1,2

• Report the issue in writing: Contact your landlord or agent promptly, describing the safety concern.
• If you don’t get a prompt response: Contact your local council’s housing team. Councils can inspect your property and require urgent safety improvements under the Housing Health and Safety Rating System (HHSRS).

Official Complaint Process and Relevant Forms

You can ask your local council to inspect your home for fire safety risks. If serious hazards are found, the council can issue legal notices requiring your landlord to make repairs:

• Form: HHSRS Inspection Request (no formal number)—This is usually done via the council’s own online form or by email.
  Example: If your landlord ignores requests to fix missing smoke alarms, you can fill in your local council’s housing complaint form to request a safety inspection. Find more details on the official government complaint page for tenants.
• After inspecting, councils can issue an Improvement Notice under the Housing Act 2004, forcing the landlord to fix any fire hazards within a set time.

Which Tribunal Handles Fire Safety Disputes?

If your landlord disagrees with a council enforcement notice, or you need to challenge certain decisions, cases may be referred to the First-tier Tribunal (Property Chamber) in England. This tribunal manages residential property disputes including some fire safety matters.

Main Fire Safety Laws for Renters in England

• Landlord and Tenant Act 1985
• Homes (Fitness for Human Habitation) Act 2018
• Housing Act 2004 (includes HHSRS and HMO standards)
• Furniture and Furnishings (Fire) (Safety) Regulations 1988
• Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022

Frequently Asked Questions

1. Do all rented homes in England need smoke alarms?
   Yes. Landlords must fit at least one smoke alarm on every storey used as living accommodation. The alarms must be tested and working at the start of your tenancy. For more, see the official UK guidance.
2. What should I do if my landlord won’t fix a fire safety issue?
   First, report it in writing to your landlord or letting agent and keep a copy of your message. If nothing is done, contact your local council to request a property inspection using their complaint form.
3. Are fire doors required in all rented houses?
   Not in all cases. Fire doors are usually required in large HMOs, but not always in single-family lets. If you live in an HMO, ask your local council or check your property licence for requirements.
4. Can I be evicted for complaining about fire safety?
   No. It’s illegal for your landlord to evict you because you complained about safety or repairs (known as ‘retaliatory eviction’). The council can help protect you if you report hazards.
5. Where can I find more information on fire safety standards?
   The GOV.UK private renting guide offers detailed information on your rights, and your local council can give practical advice.

Conclusion: Key Takeaways for Renters

• Your landlord must provide working smoke alarms, safe electrics, clear fire escapes, and safe furniture in all rented homes.
• If your landlord ignores fire safety risks, your local council can inspect and order urgent improvements.
• You have strong legal protections and cannot be evicted just for reporting hazards.

Staying informed ensures you and your household remain safe throughout your tenancy.

Need Help? Resources for Renters

• GOV.UK – Private Renting Guide: Comprehensive government advice for tenants in England
• Making a complaint about your landlord: Step-by-step help if your landlord isn’t resolving fire safety or repair issues
• Your local council housing team: Find contact details through the GOV.UK council finder
• First-tier Tribunal (Property Chamber): For disputes about legal notices or enforcement in residential property issues

---

1. Landlord and Tenant Act 1985 (legislation.gov.uk)
2. Homes (Fitness for Human Habitation) Act 2018 (legislation.gov.uk)

Categories

Tenant Rights & Responsibilities Rent, Deposits & Increases Tenancy Types & Agreements Moving In & Out Procedures Repairs, Maintenance & Housing Standards Eviction Notices & Repossessions Shared Housing, HMOs & Lodgers Discrimination, Harassment & Accessibility Utilities, Bills & Council Tax Affordable Housing, Social Housing & Benefits Dispute Resolution & Housing Tribunals Health, Safety & Fire Regulations Privacy, Landlord Entry & Surveillance Unusual & Special Tenancy Situations Renters’ Insurance & Liability Homelessness Support & Post-Eviction Help Landlord Duties, Licensing & Penalties Housing Law, Legal Updates & Case Studies Mental Health, Disability & Vulnerable Renters’ Rights Rent Repayment Orders & Compensation