The 5 Most Common Fire Safety Failures in HMOs (and How to Avoid Them)

If you manage or own an HMO (House in Multiple Occupation), fire safety isn’t just a good practice — it’s a legal obligation.

Under the Housing Act 2004 and The Regulatory Reform (Fire Safety) Order 2005, landlords must ensure that tenants are protected by adequate fire precautions, detection systems, and escape routes.

At Pace Fire Ltd, we work with dozens of landlords across Nottingham, Derby, Leicester, and the Midlands to help them remain fully compliant. Over the years, we’ve identified the same mistakes again and again — ones that can put lives and properties at serious risk.

Here are the five most common HMO fire safety failures and, more importantly, how to avoid them.

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🔥 1. Inadequate Fire Alarm Systems

Many HMOs still rely on outdated or domestic-grade alarms that don’t meet the required BS5839-6:2019 standard.

For properties with three or more storeys, the regulations typically require at least a Grade A or Grade D LD2 system — a networked fire alarm with detectors in all circulation spaces and high-risk rooms.

Common issues include:

Battery-operated alarms only (no mains interlink)

Alarms not tested regularly

Control panels not serviced

Missing detectors in kitchens or lounges

How to avoid it:

Have your system inspected and serviced by a qualified engineer, such as Pace Fire Ltd, who can ensure your setup meets the right grade for your HMO type.

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🚪 2. Fire Doors That Don’t Meet Standards

Fire doors are often overlooked — yet they’re one of the most vital elements of HMO fire safety.

Many landlords unknowingly fail compliance because of:

Damaged or wedged-open doors

No intumescent strips or cold smoke seals

Non-closers installed incorrectly

Each bedroom door in an HMO should be a FD30-rated door (30 minutes fire resistance) fitted with self-closers and cold smoke seals.

How to avoid it:

Regularly inspect doors and seals. Never wedge open fire doors.

If unsure, Pace Fire Ltd can arrange a fire door inspection as part of your property safety review.

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🔌 3. Overloaded Electrical Circuits

Electrical faults are one of the leading causes of residential fires in the UK.

In HMOs, where multiple tenants use appliances in shared areas, the risk is even higher.

Typical issues include:

Overloaded plug sockets or extension leads

Old or damaged wiring

No recent EICR (Electrical Installation Condition Report)

How to avoid it:

Under current UK law, landlords must have an EICR completed every five years (or sooner if issues arise).

Pace Fire Ltd provides EICR testing and reports across Nottingham and surrounding areas to help you stay compliant and safe.

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🧯 4. Lack of Fire Extinguishers and Emergency Lighting, if required.

Even if alarms are working, tenants still need the ability to respond quickly and evacuate safely.

Yet, we often see properties without the right equipment — or with poorly maintained extinguishers and lighting.

Common failings include:

Missing or unserviced fire extinguishers

No emergency lighting on escape routes

Signage missing or unclear

How to avoid it:

Install extinguishers on every floor, if required, ensure emergency lighting covers all escape routes, and have both checked annually by a qualified fire safety company.

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🧾 5. Poor Documentation and Record Keeping

Even if all your fire safety systems are in place, failing to keep proper records can still land you in trouble during an inspection.

Local authorities and fire officers will ask to see:

Fire alarm test logs

Extinguisher service certificates

Emergency lighting maintenance records

Fire risk assessment reports

How to avoid it:

Keep a fire safety logbook in every HMO.

Pace Fire Ltd provides landlords with complete maintenance documentation and reminders for upcoming service dates.

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🏠 Fire Safety Isn’t Optional — It’s Essential

Fire safety compliance protects more than just your property — it protects lives, reputations, and livelihoods.

Ignoring the rules can result in hefty fines, revoked licenses, or worse — a serious incident.

At Pace Fire Ltd, we make compliance simple. Our engineers provide:

Fire alarm installation & servicing (BS5839-6)

Emergency lighting checks

Extinguisher maintenance

Fire door inspections

Electrical testing (EICR)

Full HMO fire safety packages

📞 Contact Pace Fire Ltd today for a free consultation or compliance inspection across Nottingham, Derby, and the Midlands.

Let’s keep your tenants safe and your properties fully compliant.