London's HMO Fire Safety & Compliance Specialists
HMO Fire Risk Assessment Ltd provides HMO fire risk assessments for landlords and letting agents across London, including S257 HMO blocks. Our qualified assessor checks and signs every report, explaining the findings and fire safety requirements.
As HMO fire safety specialists, we help landlords understand HMO fire safety London requirements. You receive a clear report covering existing fire safety measures and areas that need attention.
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What happens next
- We check your answers and email your fixed price.
- Reply to the email or call us to choose a visit date.
- Our BAFE engineer visits, then sends your signed report within 24 to 48 working hours.
Which of these describes you?
Landlord (one HMO)
Own one HMO in London and need an assessment and a price? Get an HMO fire risk assessment covering your property’s fire safety condition, existing measures, and areas needing attention. Receive a clear report and understand the next steps before letting or renewing your licence.
Agents & portfolios
Section 257 blocks
Own or manage a converted block of flats? A Section 257 HMO is a building converted into self-contained flats that is classified as an HMO under Section 257 of the Housing Act 2004. These properties have specific fire safety requirements.
Buying or preparing an HMO
Buying a property or preparing an HMO for letting? Our licence-readiness check helps you review the property’s fire safety arrangements and identify areas needing attention before letting. Check what needs addressing before you welcome tenants or apply for an HMO licence.
What the Assessment Covers and How it Works
An HMO fire risk assessment is a site visit followed by a written assessment of the common parts and fire precautions, with a prioritised action plan signed by the qualified assessor. It identifies fire hazards, assesses risks to residents and sets out recommended actions to improve fire safety. It is not an alarm certificate, an electrical test (EICR) or fire door certification.
How it works
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Book
Arrange a suitable appointment for the property inspection.
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Visit
The assessor inspects shared areas, escape routes, fire doors, and existing fire precautions.
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Report
Receive a written assessment covering the findings, risk rating, and recommended actions.
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Review
Discuss the findings, priorities, and remedial work required.
Type 1 is the default assessment for common parts. Type 3 includes relevant areas inside individual dwellings where justified. The assessor confirms the appropriate type at booking if the property requirements are unclear.
What you receive
Image placeholder · Redacted page from a sample report
Most London HMO fire risk assessments: Between £150 - £600+
Costs depend on storeys, letting rooms, property layout and Section 257 status.
After the assessment: follow-on work is your choice
Our fire risk assessment identifies fire hazards, records findings, and recommends prioritised actions. The responsible person, usually the landlord or managing agent, decides how to arrange the recommended remedial actions and who carries them out. We assess. You choose who does any work.
- 01
Assessment
The qualified assessor confirms the assessment findings and any issues requiring attention.
- 02
Findings & prioritised actions
The written report outlines the risks identified and actions needed to address them.
- 03
Remedial works
You choose who carries out the recommended work. Quotations from our company are provided only on written request.
- 04
Review & follow-up
A different assessor checks the completed fire safety work and verifies the relevant remedial actions.
A fire risk assessment is not a fire alarm, emergency lighting, or fire door inspection certificate. These are separate checks with their own standards.
Our conflicts policy explains how we handle follow-on work, including written quotes, repair costs, contractor selection, and re-inspections after work is completed by our company.
Fire Door Condition Survey
The qualified assessor checks the condition of fire doors, records visible defects, and highlights areas requiring attention.
See our fire door condition surveyFire Alarm Servicing
BS 5839-6 provides recommendations for inspection and servicing of domestic fire detection systems. Our servicing covers the alarm grades supported by our assessors.
Explore fire alarm servicing for HMOsEmergency Lighting Testing
Emergency lighting recommends regular functional checks and an annual full-duration test. Our testing service records the results for your property records.
Read about emergency lighting testingFire Extinguisher Servicing
BS 5306-3 recommends annual basic servicing of portable extinguishers. Where extinguishers are provided, managers must keep them in good working order.
Explore fire extinguisher servicing and reportsLicence Checks and Ongoing Fire Safety Support
Our HMO fire compliance London services help landlords check fire safety arrangements and keep their property records up to date.
Licence-readiness check
Compliance programme
Image placeholder · Assessor portrait 4:5Real, consented photograph of the named assessor. Never AI-generated. Alt text: “Jordan Ellis, lead fire risk assessor, on the landing of a London HMO”.
Who Carries Out Your Assessment
- Our assessor
- The professional who assesses your property's fire safety, identifies potential hazards, and prepares the assessment report.
- Qualifications and training
- Relevant fire safety qualifications, professional training, and ongoing development in fire risk assessment.
- HMO experience
- Knowledge of all types of HMOs, including shared accommodation, HMO fire safety, multi-occupied residential properties, and Section 257 HMOs.
- Assessment method
- A structured inspection covering property conditions, fire precautions, escape routes, identified risks, and prioritised recommendations.
Covering HMOs Across London
We provide HMO fire safety services across our confirmed London coverage areas, supporting landlords and letting agents with property assessments and licensing requirements. Explore HMO fire safety London to learn more about our services.
Latest London licensing changes
Croydon
New scheme
Borough-wide additional licensing and selective licensing across 14 wards began on 25 September 2026.
Tower Hamlets
Changed
Selective licensing ended on 30 September 2026. Additional licensing continues until 31 March 2029.
Westminster
New scheme
Borough-wide additional licensing and selective licensing across 14 wards began on 25 September 2026.
Hillingdon
New scheme
Borough-wide additional HMO licensing began on 31 August 2026
Islington
Starting soon
Selective licensing scheme No. 2, covering seven wards, starts on 23 November 2026.
Lambeth
Ending soon
Borough-wide additional HMO licensing is due to expire on 8 December 2026.
Greenwich
Proposed
A proposed selective licensing scheme covers 18 wards, with a council decision expected by the end of 2026.
Ealing
Renewal proposed
The current additional licensing scheme ends on 31 March 2027, with a replacement proposed for April 2027.
Lewisham
Ends 2027
Additional HMO licensing runs from 5 April 2022 to 4 April 2027. Selective licensing covers 14 wards and parts of four others.
Southwark
Ends 2027
Additional HMO licensing began on 1 March 2022 and ends on 28 February 2027. Selective licensing operates in designated areas.
London HMO licensing schemes vary by borough, and licence conditions depend on local council requirements. For the latest licensing information, check your borough in the licensing tracker and read our latest changes.
HMO Fire Safety in London: What Actually Applies
Under the Fire Safety Order, the responsible person for an HMO’s common parts must have a suitable and sufficient fire risk assessment, record all findings (since 1 October 2023) and review it regularly and after significant changes. No fixed legal review interval applies. A shared house let as a whole, with occupants having exclusive use, falls outside this scope. Our HMO fire safety regulations guide explains the requirements.
Source: Fire Safety Order, articles 9(3) and 9(6)
Local councils oversee HMO housing conditions and licensing under the Housing Act 2004. The London Fire Brigade is responsible for enforcing the Fire Safety Order.
HMO fire safety regulations
LACORS (2008) recommends Grade D, LD3 interlinked detection for normal-risk shared houses up to four storeys, with additional detection in kitchens, lounges and any cellars where risk is present. Larger and bedsit-type HMOs need more. Licence conditions take precedence.
Read LACORS guidance
Fire alarm grades
Councils can impose civil penalties of up to £40,000 for relevant Housing Act offences committed on or after 1 May 2026, previously £30,000.
Source: Housing Act 2004 s.249A, as amended by SI 2026/319
Last reviewed
HMO fire safety guide
Download the HMO fire safety checklist
How soon can you visit?
We aim to arrange property visits within 1 working day of booking, subject to your location and appointment availability. Visit our book a visit page to request an appointment and confirm your preferred date.
Book a visitHow long does the visit take, and who needs to be there?
The visit takes around 1 to 2 hours, depending on the property size and layout. We need access to shared areas, bedrooms, kitchens and other rooms included in the assessment.
When will I receive the report, and in what format?
Your fire risk assessment report is delivered digitally within 2 working days after the property visit, making it easy to review and keep for your records.
Which areas do you cover?
We cover all 33 London boroughs, including Croydon, Tower Hamlets, Newham, Brent, Ealing, Camden, Hackney, Westminster, Bromley, Barnet, Enfield, Haringey, Lewisham and Southwark.
Can you handle several HMOs on one schedule?
Yes. We coordinate visits across multiple HMO properties to help landlords and letting agents organise assessments efficiently. Visit our portfolio review page for details.
Start with a portfolio reviewGet a price for your HMO
Get a Price for Your HMO
Ref.
Thanks, your quote is on its way
We’ll email your fixed price to instantly.
If it hasn’t arrived, check your spam folder or call us.
What happens next
- We check your answers and email your fixed price.
- Reply to the email or call us to choose a visit date.
- Our BAFE engineer visits, then sends your signed report within 24 to 48 working hours.