Licensing officers in London boroughs work through the same fire safety points on almost every HMO visit. Here is the list, what they expect to see for each item, and how to fix the common failures before the inspection rather than after it.
Why fire safety decides most HMO inspections
Mandatory licensing applies to any HMO let to five or more people from two or more households, and many London boroughs run additional licensing schemes that cover smaller shared houses too. Whichever scheme applies, the licence comes with conditions, and fire safety conditions are the ones most often failed at inspection.
The good news is that the checklist is predictable. Councils largely follow the LACORS housing fire safety guidance, so the officer is looking for the same things in Croydon as in Camden. Work through the list below a few weeks before the visit and the inspection becomes a formality.
1. Fire detection: the right grade, working, and certificated
This is the first thing the officer checks and the most common failure. For a typical shared house the licence conditions will ask for a Grade D, Category LD2 system to BS 5839-6: mains-powered interlinked smoke alarms in the hallway and on every landing, smoke alarms in shared living rooms, and a heat alarm in the kitchen. Taller or more complex buildings may need a Grade A panel system.
The officer will want to see the system working (they will usually press a test button and check every alarm sounds) and a BS 5839-6 certificate from a competent installer or service company, normally dated within the last twelve months. Battery-only alarms from a DIY shop do not meet the condition, however new they are.
- Fix: a new Grade D LD2 system costs from £600 installed and certificated. If the existing system is suitable, an inspection, test and fresh certificate costs from £80.
2. Emergency lighting on the escape route
Most councils require emergency lighting in HMOs of three storeys or more, and in any HMO where the escape route would be dark if the power failed. The officer will look for fittings on the stairs and landings and for evidence they are tested: a monthly function test and an annual full-duration test recorded in a logbook.
- Fix: emergency lighting is quoted per property at the survey, and the annual test can be done on the same visit as the fire alarm service.
3. Extinguishers and fire blankets
Licence conditions usually call for a fire blanket in every kitchen and, in larger HMOs, an extinguisher in the common parts on each floor. The officer checks that they are present, mounted, in date and serviced to BS 5306 with a service label.
- Fix: extinguishers and blankets are supplied, sited and serviced as part of the same visit. Servicing is annual.
4. Escape routes and fire doors
The officer will walk the escape route from the top floor to the front door and expect it to be clear of stored items, bikes and furniture. Bedroom doors onto the escape route in most licensed HMOs need to be fire doors with intumescent strips and cold smoke seals, self-closing, and the door to the kitchen usually needs the same.
We do not supply or fit fire doors, but our survey report notes any door or escape route issue a licensing officer is likely to raise so it can be dealt with by a joiner before the visit.
5. Signage, records and the paperwork
Smaller points that still fail inspections: a fire action notice in the hallway, exit signage where the route is not obvious, and a logbook showing the alarm is tested regularly. Have these ready in a folder along with the alarm certificate, emergency lighting test records, extinguisher service records, gas safety certificate and EICR.
The five most common reasons HMOs fail on fire safety
- Battery-only or non-interlinked smoke alarms where the licence requires a Grade D interlinked system.
- No heat alarm in the kitchen, or a smoke alarm in the kitchen that tenants have disabled because of false alarms.
- An alarm certificate that is missing or more than twelve months old.
- Emergency lighting that has never been tested, or has failed batteries.
- Bedroom doors that do not self-close, or escape routes blocked by stored items.
Timeline: when to book the work
Book the survey three to four weeks before the inspection date or the licence renewal deadline. That leaves time to install or upgrade the alarm, add emergency lighting if needed, and have the certificate in hand before the officer arrives. If you have several properties coming up for renewal, one survey visit per property and one servicing calendar for all of them keeps the paperwork consistent.
Security Red Alert carries out pre-licensing surveys, installs Grade D and Grade A systems, and issues BS 5839-6 certificates across all 32 London boroughs. Systems start from £600 installed and servicing is from £80 per property. Call 020 8946 5567 to book a survey before your inspection.
Need help with this in London?
Security Red Alert covers all 32 London boroughs from our Summerstown SW17 office. Explore our Fire Alarm Installation, Home Fire Alarms and Fire Extinguishers services, or call 020 8946 5567 for a free survey.