Fire Risk Assessments for HMOs in Scotland

If you rent a room in a shared house or an HMO in Scotland, a fire risk assessment helps check that the building is safe and that everyone can escape if a fire starts. Assessments identify hazards, evaluate alarms, escape routes, fire doors, and shared facilities, and record actions landlords or managers must take. Tenants have a right to know about significant risks and to expect basic safety standards; if you spot problems, raise them in writing and keep copies. This guide explains who must carry out assessments, what they usually cover, how to read the report, the official forms and where to get help from Scottish authorities and the tribunal.

What is a fire risk assessment for HMOs?

A fire risk assessment is a structured check of the building and its systems to identify fire hazards, judge the likelihood of harm and set out remedial steps. In HMOs this focuses on shared features — corridors, staircases, kitchens and fire doors — so risks to multiple households are managed.

Who is responsible?

In Scotland the landlord or managing agent is normally responsible for arranging and acting on a fire risk assessment. Tenants should be told about any significant risks and any measures that affect their safety.

• Landlord duties are set out by Scottish tenancy law; see the Private Housing (Tenancies) (Scotland) Act 2016 (legislation)^[1].
• Local councils enforce HMO licensing and safety standards and can require improvements.
• If disputes remain unresolved, tenants can apply to the First-tier Tribunal for Scotland (Housing and Property Chamber) for remedies and orders.

What a fire risk assessment should cover

A proper assessment looks at how a fire could start, how people would escape, and what systems reduce harm. It should be proportionate to the size and use of the HMO.

• Fire doors and means of escape: routes, door fittings and signage.
• Safety systems: smoke alarms, interlinked detectors, emergency and exit lighting where needed.
• Shared-area maintenance: kitchens, stairways, storage and any housekeeping that affects risk.
• Records and evidence: dates of inspections, tests and repairs kept by the landlord or manager.
• Action plan and timescales: clear remedial steps and when they must be completed.

Official forms and reports tenants should know

There is no single UK-wide form for a fire risk assessment. Local HMO licensing and reporting use council forms and Scottish Government guidance.

• HMO licence application (local council form): used when a property needs an HMO licence; tenants may ask for licence details or conditions. See Scottish Government HMO guidance for links to local application processes and model conditions (guidance)^[2].
• Fire risk assessment report (no universal form): a written report from the assessor listing hazards, controls and required actions — tenants can request a copy.
• Repair and complaint records: keep written reports of faults you report and any responses; these are evidence if you need to escalate.

What to do if you have a safety concern

Start by reporting the issue in writing to your landlord or housing manager and set a reasonable deadline for action. If the landlord does not act, contact your local council's environmental health or housing enforcement team. If enforcement by the council does not resolve the issue, you may apply to the First-tier Tribunal for Scotland (Housing and Property Chamber) for legally binding orders and remedies (Tribunal)^[3].

• Report the fault in writing and keep a copy as evidence.
• Contact your council's housing or environmental health team if immediate risks are not fixed.
• If needed, seek an order from the First-tier Tribunal for Scotland (Housing and Property Chamber).

FAQ

Who can carry out a fire risk assessment for an HMO?

Any competent assessor trained in fire safety can carry out an assessment; landlords often use qualified consultants or fire safety professionals. Tenants may ask for assessor credentials.

Can a tenant see the fire risk assessment?

Yes. Tenants can request a copy or a written summary of significant findings and any actions that affect their safety.

What if the landlord refuses to act on serious fire risks?

Report the issue in writing, contact your local council to request enforcement, and consider applying to the First-tier Tribunal for Scotland (Housing and Property Chamber) if problems persist.

How-To

1. Read the assessment and note any required actions and deadlines.
2. Report unresolved hazards to your landlord in writing and keep a dated copy of the message.
3. If the landlord does not act, contact your local council's housing enforcement team to request inspection and enforcement.
4. If enforcement fails, prepare your evidence (copies of reports, photos, dates) to support an application to the First-tier Tribunal for Scotland (Housing and Property Chamber).
5. Keep records of all correspondence and repairs until the issue is resolved.

Key Takeaways

• Landlords must arrange assessments and act on significant risks to protect tenants.
• Tenants should keep dated copies of reports and written complaints as evidence.
• If problems persist, councils and the First-tier Tribunal can enforce repairs and safety orders.

Help and Support / Resources

• Scottish Government: Houses in Multiple Occupation guidance
• Scottish Fire and Rescue Service: Advice for landlords and tenants
• First-tier Tribunal for Scotland (Housing and Property Chamber)

1. [1] Private Housing (Tenancies) (Scotland) Act 2016
2. [2] Houses in Multiple Occupation guidance - Scottish Government
3. [3] First-tier Tribunal for Scotland (Housing and Property Chamber)