Fire Risk Assessment Rules for Landlords in Northern Ireland

As a renter in Northern Ireland, understanding your fire safety rights is important for your peace of mind and well-being. If you're wondering whether your landlord must carry out a fire risk assessment, you're not alone. This article breaks down the law and what it means for tenants and their homes in Northern Ireland.

What Is a Fire Risk Assessment?

A fire risk assessment is a review of your property to identify potential fire hazards and implement measures to reduce risk. It includes looking for obvious dangers, such as defective smoke alarms, blocked exits, or faulty electrics, and making a plan to address them. In a rented home, this is part of keeping you safe.

Do Landlords Need to Carry Out a Fire Risk Assessment in Northern Ireland?

Yes, in certain situations, landlords in Northern Ireland are legally required to complete a fire risk assessment. Under the Fire Safety Regulations (Northern Ireland) 2010, landlords must carry out a fire risk assessment for the parts of the property that are considered 'communal areas'. For example:

• Shared hallways or stairwells in blocks of flats
• Communal kitchens or living rooms in Houses in Multiple Occupation (HMOs)

For single-family lets (like most private homes where you rent the whole property), there is no direct legal duty for a written fire risk assessment in the same way, but your landlord is still responsible for making sure the property is safe. This includes providing smoke alarms and adhering to maintenance obligations under the Private Tenancies (Northern Ireland) Order 2006¹.

Extra Rules for Houses in Multiple Occupation (HMOs)

If you live in an HMO (for example, you rent a room in a shared house with people who aren't part of your family), extra safety rules apply. Landlords must ensure a written fire risk assessment is carried out for all HMOs. This is confirmed by the Northern Ireland Housing Executive.

Who Carries Out the Fire Risk Assessment?

Landlords can do a simple fire risk assessment themselves if the building is straightforward. However, for HMOs or more complex properties, it is often safer to hire a competent fire safety professional. The aim is to spot problems and document steps taken to keep everyone safe.

What Are Your Rights as a Renter?

• You have the right to live in a property that is safe from fire hazards.
• You are entitled to working smoke alarms on each floor (in all rented homes).
• If you live in an HMO, your landlord must have a valid HMO licence which includes fire safety standards and a written fire risk assessment.
• You can ask your landlord for details of the fire risk assessment if you live in a property with communal areas or an HMO.

Official Forms and How to Raise Concerns

If you believe your landlord is not meeting fire safety obligations:

• Contact your local council’s Environmental Health department to report concerns about fire safety.
• For HMO issues, you can contact the Northern Ireland Housing Executive’s HMO Team.

You do not need a special form to make a fire safety complaint as a tenant—simply give clear details by letter, email, or online through your local council’s website.

Relevant Tenancy Forms

• HMO Licence Application Form – Used by landlords to obtain or renew a licence for a House in Multiple Occupation. If you live in an HMO, ask your landlord for their up-to-date licence. View the HMO Licence Application Form here.

This form ensures the property meets all necessary fire and safety regulations. Tenants in HMOs can check the HMO Register to confirm their landlord has the required licence and safety checks. For example, if you hear the alarms are broken or fire doors won't close, you can raise this with the HMO team or Environmental Health.

What Happens If There Are Fire Safety Failings?

If the landlord fails to comply:

• Your local council can issue legal notices and, if necessary, prosecute landlords for non-compliance with fire risk obligations.
• The court or the Rent Assessment Committee for Northern Ireland may become involved with disputes related to rent or tenancy conditions, but fire safety complaints are handled directly by the council or Housing Executive.

The council may inspect the property, demand urgent repairs or improvements, or impose fines if fire safety laws are breached.

What Legislation Protects Renters?

Key laws covering fire safety obligations for rental properties in Northern Ireland include:

• Fire Safety Regulations (Northern Ireland) 2010
• Private Tenancies (Northern Ireland) Order 2006
• Houses in Multiple Occupation Act (Northern Ireland) 2016

For full fire safety guidance, see the Northern Ireland Fire & Rescue Service Fire Safety Advice page.

Frequently Asked Questions

1. Is my landlord required to do a fire risk assessment for my flat?
   If you live in an individual flat with shared access areas (like corridors or stairwells), your landlord is responsible for a fire risk assessment of those common parts. In single-family private lets, a formal assessment is not mandatory but general safety standards must be met.
2. What if my landlord refuses to share the fire risk assessment?
   For HMOs or buildings with shared spaces, you can ask for the assessment or ask your local council for help. HMOs must have written records for licensing.
3. How can I check if my HMO landlord is meeting fire safety laws?
   Search the Northern Ireland HMO register for your address. This shows if the property is licensed and compliant.
4. Who do I contact if I believe there are fire hazards in my rented home?
   Report concerns to your local council’s Environmental Health department, or if you live in an HMO, to the Housing Executive’s HMO team.
5. Can I be evicted for raising fire safety concerns?
   It is illegal for landlords to retaliate against tenants who raise safety issues. If you face eviction after reporting safety hazards, seek advice from Housing Rights or your council immediately.

Conclusion: Key Takeaways for Renters

• Landlords in Northern Ireland must complete a fire risk assessment for communal areas and all HMOs; other lets must still be kept fire safe by law.
• If you have concerns about fire safety, you can ask for documentation or report it to your council without risk of legal retaliation.
• Check official registers or ask your landlord for proof that all fire safety rules and HMO licences are up to date.

Understanding your rights helps you stay safe at home and ensures your landlord meets all legal responsibilities.

Need Help? Resources for Renters

• NI Direct – Renting Privately: Your Rights
• Housing Rights (NI) – Free Support for Tenants
• Northern Ireland Housing Executive - Tenant Rights
• Rent Assessment Committee for Northern Ireland – For rent and condition disputes
• Northern Ireland Fire & Rescue Service – Fire Safety Advice

---

1. Private Tenancies (Northern Ireland) Order 2006 – see the legislation here
2. Fire Safety Regulations (Northern Ireland) 2010 – see the regulations here
3. Houses in Multiple Occupation Act (NI) 2016 – see the legislation here

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