A guide to fire safety regulations for landlords

It is essential for landlords to protect their rental property from the risk of fire to safeguard their tenants, property, and themselves from serious risks and legal liabilities. Fire safety regulations are not just a legal obligation but also a fundamental duty of care to tenants.  

At mydeposits, we’ve put together a guide that covers the fire regulations for rental properties, including requirements for fire safety equipment, fire risk assessments, and specific obligations for properties such as HMOs (Houses in Multiple Occupation).  

Understanding fire regulations for landlords:  

Landlords must comply with both local and national fire safety regulations. The requirements can vary depending on your location, but key obligations typically include: 

• Smoke alarms: Smoke alarms must be installed in every room where people sleep, as well as on each floor of the property. Smoke alarms are essential for alerting tenants early enough to evacuate safely 

• Carbon monoxide detectors: If your property has a solid fuel appliance (e.g., coal or wood burners) or a gas appliance (such as a gas boiler or open fire), you must install a carbon monoxide (CO) detector in the rooms where such appliances are present. While it’s not a legal requirement for a gas cooker, it is recommended to install a CO detector in rooms with gas cookers as well 

• Fire escape routes: Fire exits, and escape routes must be clear and easily accessible in case of an emergency. Tenants should always be able to evacuate quickly and safely 

• New combustion appliances: When a new fixed combustion appliance is installed, an alarm must also be installed in the same room 

• Replacement of faulty alarms: If a landlord is informed that a smoke or alarm is faulty, they are legally required to repair or replace the alarms 

Failure to comply with the smoke and carbon monoxide alarm regulations can result in a fine of up to £5,000 by the local authorities.  

Fire risk assessment for landlords 

A fire risk assessment for landlords is a crucial part of fire safety regulations. This assessment involves evaluating the property to identify fire hazards, assess the risk to tenants, and implement measures to prevent or minimise the damage caused by a fire. This assessment is a legal requirement under the Regulatory Reform (Fire Safety) Order 2005. It is recommended for modern buildings of up to three storeys to be reviewed every two years and updated every four years and for older buildings or those over three storeys, every three years.  

From 1 June 2020 it is a requirement to have a valid Electrical Installation Condition Report (EICR), also known as a landlord electrical safety certificate, and it must be completed before the tenants move in to the property.                                                                      

Key steps of the risk assessment include:  

• Inspecting the property for potential fire hazards such as faulty wiring, exposed electrical components, or flammable materials 

• Making sure that escape routes are safe, clearly marked, and accessible 

• Verifying that smoke detectors and alarms are working properly 

• Assessing available fire safety equipment such as fire extinguishers or fire blankets, where appropriate                                          

The results of the fire risk assessment should be documented, and any recommended safety improvements should be made promptly. Landlords can use a fire risk assessment template to make sure they cover all essential aspects of the assessment.  

Fire safety tips for landlords 

As a landlord, it’s essential to prioritise fire safety in your rental properties to protect your tenants and the property. Fire hazards can have devastating consequences, but by following some simple fire safety tips you can significantly reduce the risks. 

• Regular fire risk assessments: Conduct regular fire risk assessments to ensure compliance with fire safety regulations and address any new hazards 

• Tenant education: Educate tenants about fire safety, including how to use fire safety equipment and how to evacuate in case of a fire 
• Provide fire safety equipment: Consider providing fire extinguishers, fire blankets, and other safety equipment, especially in properties with shared living spaces or kitchens. This is a legal requirement in HMO properties and the equipment should be serviced annually to check it is good condition  

Are fire blankets a legal requirement? 

A fire blanket is not legally required in single let properties, only HMOs and should be provided in kitchens or areas where cooking could pose a fire risk. Fire blankets usually cost around £15 and are particularly useful for quickly extinguishing small cooking fires before they escalate.  

Landlords should make sure that all fire safety equipment is accessible and ready for use, especially in shared accommodation where fire risks are generally higher.              

Do landlords have to provide fire extinguishers? 

While fire extinguishers are not a legal requirement for all rental properties, landlords of HMOs (those with more than five tenants) must provide at least one suitable fire extinguisher in each kitchen, in line with HMO fire extinguisher requirements. For standard rental properties, while not mandatory, it is recommended that landlords provide fire extinguishers in high-risk areas.  

An annual service of these extinguishers and a check at the beginning of each tenancy, along with educating tenants on their proper use, is important for maintaining fire safety and complying with fire safety regulations.    

Fire escape windows  

Fire escape windows are another important consideration. In the event of a fire, these windows can serve as an emergency escape route if the primary exit is blocked. Landlords should make sure that all fire escape windows in rented properties are easily accessible and meet local safety requirements. This is especially crucial in buildings with multiple storeys, as higher floors need alternate evacuation routes. 

Fire doors 

Fire doors are another important element of fire safety in rental properties. These doors are designed to prevent the spread of fire and smoke, providing additional time for tenants to evacuate. Make sure that all fire doors are properly fitted, functional, and not obstructed.  

Fire Door Safety Week runs every September and their website offers advice on which fire doors to buy and how to install them. You can also learn more about the importance of fire door safety and your legal responsibilities as a landlord in our partner, Total Landlord’s article.  

Landlord insurance 

It is essential to make sure you have landlord insurance in place so that you are protected against fire risk. Cover won’t stop damage from being caused in the event of an accident, but it will provide peace of mind that you won’t be out of pocket for the cost of any repairs.  

Total Landlord, also powered by Total Property and winners of ‘Best Landlord Insurance Provider 2024’ have been protecting the properties of landlords since 1996, and offer high quality buy to let cover at a great price. As a member of mydeposits, you are entitled to exclusive savings with Total Landlord, get a quote online today.  

For more information on fire safety regulations for landlords and top tips, read Total Landlord’s ultimate guide to fire safety.