Do you need a fire risk assessment for an HMO, and can you do it yourself?

In England, an HMO fire risk assessment is required for the parts of the building covered by the Fire Safety Order, and the same practical answer applies across the UK with different legislation. Wales now has its own HMO-specific regime, so Welsh landlords need to treat the 2026 Act as the starting point.

Is a fire risk assessment a legal requirement for an HMO?

Yes: in England, the Regulatory Reform (Fire Safety) Order 2005 requires the responsible person for an HMO to make a “suitable and sufficient” fire risk assessment for the building areas within scope, because article 9 says: “The responsible person must make a suitable and sufficient assessment of the risks to which relevant persons are exposed for the purpose of identifying the general fire precautions he needs to take to comply with the requirements and prohibitions imposed on him by or under this Order.” The Fire Safety Act 2021 widened the Order so that, where a building contains two or more domestic premises, the Order applies to the structure, external walls and common parts; it is not a fire-risk-assessment duty for each tenant’s private room. In Wales, the Building Safety (Wales) Act 2026 creates a standalone landlord duty: “The landlord of a relevant HMO must ensure that the fire safety risks relating to the relevant HMO are assessed”. Scotland and Northern Ireland also require an HMO fire risk assessment under their own fire-safety regimes.

Can you do your own fire risk assessment for an HMO?

In England, a landlord can do their own HMO fire risk assessment if they have sufficient training, experience, knowledge and other qualities to do it properly; otherwise they should appoint a competent assessor. The Fire Safety Order’s competence rule includes a self-employed exemption where the person “has sufficient training and experience or knowledge and other qualities properly to assist in undertaking the preventive and protective measures.” That means DIY is lawful for a capable landlord, not for a landlord who is simply trying to avoid a fee. Wales is different after the Building Safety (Wales) Act 2026: “An HMO fire risk assessment must be made by a competent person,” with no self-employed carve-out, although the landlord can still be that competent person if they meet the standard. Scotland and Northern Ireland match the England-style position: a self-employed landlord may assess their own HMO only where they have the required knowledge, training and experience.

How much does a fire risk assessment cost for an HMO?

No law sets the price of an HMO fire risk assessment, so the useful benchmark is the gap between the Welsh Government’s £62 costing and landlord-sector evidence of about £395 for a full assessment. The NRLA reported the official Welsh estimate in these terms: “The Welsh Government estimates the average cost of an FRA at £62 per property.” The same article says: “But our research shows this is a severe underestimate, as in reality a full FRA typically costs around £395.” Other market figures sit in the same practical band rather than at the £62 level: a Scottish assessor says “a professional fire risk assessment for a moderately sized HMO is likely to cost just under £300,” while a 2026 landlord guide gives “between £250 and £600” depending on size and complexity. Treat very low quotes as a quality question, not a legal shortcut, because the duty is to have a suitable and sufficient assessment, not merely a cheap document.

How often should an HMO have a fire risk assessment?

No law anywhere in the UK says how often an HMO fire risk assessment must be done — only that it be reviewed regularly, and whenever something changes. Annual, or two-years-then-four, is trade advice, not duty. In England and Wales, article 9(3) of the Fire Safety Order says: “Any such assessment must be reviewed by the responsible person regularly so as to keep it up to date and particularly if—”. Scotland uses the same legal structure: “A review of an assessment under section 53 or 54 must be carried out regularly so as to keep it up to date.” Northern Ireland also says a review “shall be carried out regularly so as to keep it up to date.” The figures landlords see online are not statutory intervals: the NRLA says it is “a good idea” to review every two years and update every four, while some contractors recommend annual reassessment. The binding rule is regular review, plus immediate review after material changes.

Where do you get HMO fire risk assessment guidance and a template?

For England, use the Home Office page for sleeping accommodation, the LACORS housing fire-safety guidance it names, and a local-authority or landlord-body HMO fire risk assessment template. The Home Office page says: “Guidance on fire safety provisions for certain types of existing housing (PDF 1.6MB) was produced by Local Authorities Coordinators of Regulatory Services in 2008.” Some councils and fire-service partnerships publish practical HMO documents based on that approach; Hertfordshire and Luton’s guide says: “A blank fire risk assessment is reproduced in Appendix 4 that you may like to use.” The NRLA also provides a landlord template, saying: “Download our landlord fire risk assessment template to complete a thorough assessment of your property.” For Scotland, use the Scottish Government’s practical fire-safety guidance for existing premises with sleeping accommodation, which expressly includes HMOs. For Northern Ireland, use council HMO licensing guidance and the NIFRS HMO Fire Safety Guide as the benchmark; do not assume there is a fillable Northern Ireland template.

Last reviewed August 2026.

Sources

• Regulatory Reform (Fire Safety) Order 2005, art.9(1) — “The responsible person must make a suitable and sufficient assessment of the risks to which relevant persons are exposed for the purpose of identifying the general fire precautions he needs to take to comply with the requirements and prohibitions imposed on him by or under this Order.” Source
• Regulatory Reform (Fire Safety) Order 2005, art.6 — "Where a building contains two or more sets of domestic premises, the things to which this order applies include Source
• Building Safety (Wales) Act 2026, s.81(1) — “The landlord of a relevant HMO must ensure that the fire safety risks relating to the relevant HMO are assessed in accordance with this section, sections 82 to 84 and any regulations made under those sections.” Source
• Fire (Scotland) Act 2005, s.54(2)(a) — “(a)carry out an assessment of the relevant premises for the purpose of identifying any risks to the safety of relevant persons in respect of harm caused by fire in the relevant premises; and” Source
• Scottish Government practical fire safety guidance — “All types of houses in multiple occupation (HMO).” Source
• Fire and Rescue Services (Northern Ireland) Order 2006, art.26(2)(a) — “(a)carry out an assessment of the relevant premises for the purpose of identifying any risks to the safety of relevant persons in respect of harm caused by fire in the relevant premises; and” Source
• Fire and Rescue Services (Northern Ireland) Order 2006, art.50(6) — “domestic premises” means premises occupied as a private dwelling (including a stair, passage, garden, yard, garage, outhouse or other appurtenance of such premises which is used in common by the occupants of more than one such dwelling), but does not include a house in multiple occupation;” Source
• Regulatory Reform (Fire Safety) Order 2005, art.18(6) — “Paragraph (1) does not apply to a self-employed employer who is not in partnership with any other person, where he has sufficient training and experience or knowledge and other qualities properly to assist in undertaking the preventive and protective measures.” Source
• Building Safety (Wales) Act 2026, s.82(1) — “An HMO fire risk assessment must be made by a competent person.” Source
• Fire Safety (Scotland) Regulations 2006, reg.17(5) — “Paragraph (1) does not apply to a self-employed person who is not in partnership with any other person, where he or she has sufficient training and experience or knowledge and other qualities properly to undertake the fire safety measures.” Source
• Fire Safety Regulations (Northern Ireland) 2010, reg.17(5) — “Paragraph (1) does not apply to a self-employed person who is not in partnership with any other person, where he has sufficient training and experience or knowledge properly to undertake the fire safety measures.” Source
• NRLA, landlords and Welsh Building Safety Bill/Act costs — “The Welsh Government estimates the average cost of an FRA at £62 per property." / "But our research shows this is a severe underestimate, as in reality a full FRA typically costs around £395.” Source
• Firehouse Scotland HMO FRA pricing — “A professional fire risk assessment for a moderately sized HMO is likely to cost just under £300 although some companies may charge well above this figure, being offererd these services for around £100 should raise questions on the quality of the risk assessment document.” Source
• Safety Clarity landlord guide, 2026 — “Expect to pay between £250 and £600 for a professional HMO fire risk assessment, depending on property size and complexity.” Source
• Regulatory Reform (Fire Safety) Order 2005, art.9(3) — "Any such assessment must be reviewed by the responsible person regularly so as to keep it up to date and particularly if Source
• Fire Safety (Scotland) Regulations 2006, reg.3 — “A review of an assessment under section 53 or 54 must be carried out regularly so as to keep it up to date.” Source
• Fire Safety Regulations (Northern Ireland) 2010, reg.3 — “A review of an assessment under Article 25 or 26 shall be carried out regularly so as to keep it up to date.” Source
• NRLA, fire risk assessment for landlords — “It is a good idea to review the risk assessment every two years and update it every four years." / "For older buildings or those over three storeys, the risk assessment should be reviewed annually and updated every three years." / "Download our landlord fire risk assessment template to complete a thorough assessment of your property.” Source
• Safesmart, fire risk assessment frequency — “Safesmart recommend that the responsible person completes a fire risk assessment at least once per year or when there has been a significant change in the environment as mentioned in Article 9, (3) of The Regulatory Reform (Fire Safety) Order 2005.” Source
• Home Office guidance page — “Guidance on fire safety provisions for certain types of existing housing (PDF 1.6MB) was produced by Local Authorities Coordinators of Regulatory Services in 2008.” Source
• Luton/Hertfordshire HMO fire guide — “A blank fire risk assessment is reproduced in Appendix 4 that you may like to use.” Source
• Scottish Government practical fire safety guidance — “HMOs, holiday lets and bed and breakfast type accommodation do not fall within the definition of a private dwelling for the purposes of Part 3 of the 2005 Act.” Source
• Belfast City Council / NI HMO guidance — “The completed fire risk assessment will be evaluated using the Northern Ireland HMO Fire Safety Guide as a benchmark.” Source