HMO fire safety: what landlords must have in place

9 minute read

This guide is for Tameside landlords who run, or plan to run, a house share in Ashton-under-Lyne, Stalybridge, Hyde or nearby, whether you manage it yourself or use a letting agent. The fire safety rules are national, and Tameside Council licenses HMOs of five or more people and can add conditions to a licence.

What fire safety does an HMO need?

An HMO is a property let to three or more people from two or more households who share a kitchen, bathroom or toilet. Fire safety rules apply to every HMO, licensed or not. A licence is mandatory from five people in two or more households, and the council counts people, not rooms.

This is a summary, not legal advice, and it is correct as of 26 October 2026. It applies to a house share in Ashton-under-Lyne, Stalybridge or Hyde in the same way as anywhere else in England.

Fire safety terms in plain English

• Responsible person. Whoever is in charge of the shared parts, usually the landlord or the managing agent.
• Common parts. Hallways, stairs, landings and shared rooms.
• Escape route. The way out of the building from any room.
• Manager. The person managing the HMO, who has duties under the 2006 regulations.

What does a fire risk assessment for an HMO need to cover?

Anyone responsible for the shared parts of an HMO must have a written fire risk assessment. It must be a full record, and it must be reviewed. Since 1 October 2023 the duty to record it has been reinforced by section 156 of the Building Safety Act.

The assessment decides what else the property needs, such as the type of alarm system and the escape routes. Keep it where you, your agent and your licence file can find it.

When to review the assessment

• After building work. That includes any change to the layout, stairs or doors.
• After a change of use. A new room let, or a different number of people living there, changes the risk.
• On its review date. The assessment should state when it needs another look.

Smoke alarms for landlords: what must you fit and test?

The Smoke and Carbon Monoxide Alarm (England) Regulations 2015 set the legal minimum. You need a smoke alarm on every storey with living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance, other than a gas cooker.

The alarms must be tested on the first day of a new tenancy, and repaired or replaced promptly once a fault is reported. The penalty is up to £5,000.

Take a three storey house share in Stalybridge with a gas boiler in the kitchen. The minimum is three smoke alarms and one carbon monoxide alarm in the kitchen. Your risk assessment and licence conditions may require more, so treat the regulations as the floor.

Each room let separately is its own tenancy, so test the alarms whenever someone new moves in, even into an occupied house.

How often does HMO fire alarm servicing need doing?

HMO fire alarm servicing is normally every six months. That comes from the LACORS guidance and from licence conditions, so read your own licence. Tameside Council can set conditions, and the Tameside HMO page explains how licensing works.

What to record at each service

Write down the date, who attended, what was tested and any faults. Then record when each fault was fixed. If a council officer asks, you can show the whole history in one place.

HMO fire safety checklist for landlords

What are the manager's duties under the HMO management regulations?

The Management of Houses in Multiple Occupation (England) Regulations 2006 apply to every HMO. The person managing the HMO must:

• Keep escape routes clear. They must also be in good order.
• Keep alarms and equipment working. That covers fire alarms, detectors and fire fighting equipment.
• Share their details. Give their name, address and contact details to every occupier, and display them in the property.
• Keep the property in repair. Common parts, installations and fittings must be clean and in good repair, with adequate bins.
• Prepare each room. Rooms must be clean and in repair at each new occupation.
• Share the gas record. Send the gas safety certificate to the council within 7 days of a request.

What happens if you breach them?

Breaking the HMO management regulations can mean a penalty of up to £40,000. The council can also add conditions to an HMO licence or refuse to renew it. Running an HMO that needs a licence without one can attract a civil penalty of up to £40,000 as well. Our HMO licence guide explains which rules apply.

How do you keep escape routes clear in a house share?

Hallways, stairs and landings are where bikes, bags, boxes and post pile up. Each one makes the way out slower and harder in a fire. Provide adequate bins, so rubbish does not end up in the hall.

1. Look at every visit. Check the routes whenever you or a contractor attend.
2. Photograph and date it. A dated photo is your record.
3. Ask in writing. Tell the tenant what to move and by when, politely.
4. Follow up. Check it was done and record that too.

Inspections happen at reasonable times on 24 hours' written notice. In an emergency you can enter straight away.

What about buildings with shared common parts?

The Fire Safety (England) Regulations 2022 apply to a building with two or more homes and common parts. Fire instructions must be displayed there and given to residents every year.

A converted house in Ashton-under-Lyne split into two flats with a shared hallway is one example. If an HMO sits inside a larger building, you may need both sets of rules. Diarise the yearly date so it does not slip.

Common HMO fire safety mistakes

• No written assessment. Or one that has not been reviewed since the layout changed.
• Assuming a small house share is exempt. The management regulations apply to every HMO.
• A fifth person arrives. A couple in one room of a four room house makes five people and needs a licence.
• A servicing date that slips. The six month gap passes with nobody noticing.
• Assuming your agent does it. If you use an agent, check in writing that fire safety is part of the service.

What to do next

1. Find your assessment and check its review date.
2. Count the storeys and the alarms on each.
3. Find the last alarm service and diarise the next.
4. Walk the escape routes and photograph them.
5. Put the yearly dates for gas, electrical and fire instructions in one diary.

How North Point helps with HMO fire safety in Tameside

We own and manage house shares ourselves, including a licensed six room house on Norman Road, Stalybridge. For the HMOs we manage we diarise the alarm servicing and risk assessment review dates alongside every other certificate. See our HMO management service and our safety certificates page.

We track and book gas safety from £75 plus VAT and landlord EICR from £120 plus VAT through our sister company Manchester EICR. Our own maintenance team makes emergencies safe within 24 hours, handles urgent jobs within 3 working days and routine ones within 20 working days.

HMO management is 14% of the rent collected plus £120 for each room we let, and 1% off for four or more properties. Check our fees or use the fee calculator. We are a letting agent in Stalybridge and across Tameside. If you plan a conversion, read about HMO conversions and the Article 4 direction first.