Tenants
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Your local housing authority enforces standards set by the Housing Act 2004 to make sure rented homes are safe and well maintained. If you’re concerned about conditions, contact your council’s private housing team. 

You should test smoke alarms and carbon monoxide (CO) alarms regularly. If required alarms are missing or not working and your landlord doesn’t address it, your council can help.

What is an HMO?
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An HMO is a property occupied by 3 or more people who form 2 or more households and share facilities like a kitchen, bathroom or toilet (e.g., bedsits or shared houses). 

Knowing whether your home is an HMO helps you understand the additional standards and licensing that may apply.

Licensing
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Some HMOs require a mandatory licence from the local authority. Even when a licence isn’t required, HMOs must still meet adequate fire safety standards. If you’re unsure whether your home should be licensed, check with your council. 

Fire Safety Responsibilities
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In buildings with shared areas (e.g., hallways, stairwells), the responsible person, usually the landlord or managing agent must conduct a fire risk assessment and maintain suitable fire safety measures in those areas.

Local Housing Authorities
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Landlords
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Your legal duties

The Housing Act 2004 sets the standards for rented properties. Certain higher risk homes, such as HMOs may require a licence, issued and enforced by the local housing authority. 
 

HMOs
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An HMO generally means 3+ tenants in 2+ households sharing facilities. Refer to WYFRS Note for Guidance 27, Houses in Multiple Occupation for detailed definitions and applicable fire safety expectations. 

Licensing
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Where mandatory HMO licensing applies, you must obtain a licence from your local authority and maintain appropriate standards. Even where licensing does not apply, adequate fire safety measures are still required. Contact your council HMO team for advice. 

Fire Service Role & Your Obligations
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The Regulatory Reform (Fire Safety) Order 2005 applies to common areas in HMOs (and does not apply inside single private dwellings). As the responsible person (landlord/agent/owner), you must:

  • Complete a suitable and sufficient fire risk assessment.
  • Identify and reduce fire risks.
  • Install and maintain appropriate fire safety measures (e.g., detection, emergency lighting where required).
  • Ensure the safety of residents and other relevant persons. 
Fire Protections Enforcement (WYFRS)
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For advice about fire safety or to discuss enforcement, contact the Fire Protection Enforcement Team.

Local Housing Authorities
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For licensing, inspections and HMO queries, contact: