Fire Safety in Private Rented Properties

Fire Safety in private rented properties is largely governed by risk and some regulations state a basic level of detection for smoke and carbon monoxide in a rented property must be supplied by the landlord or 'responsible person'.

Read more on the smoke and carbon monoxide alarm regulations

Since 2015, all Landlords have been required to ensure there is at least one working smoke alarm installed on each storey of their rented property, where there is a room used as living accommodation.

Landlords must also ensure a carbon monoxide alarm is equipped in any room used as living accommodation, which contains any type of fixed combustion appliance (excluding gas cookers). 

Read the guidance for landlords and tenants on the smoke and carbon monoxide alarm regulations

Landlords must ensure smoke alarms and carbon monoxide alarms are repaired or replaced once informed and found that they are faulty.

 

Fire Risk Assessment

As well as the above requirements, landlords should carry out a risk assessment and, as of October 2023 the risk assessment must be recorded for all multiple occupied buildings and is good practice to record risk assessments for other types of properties, to prove it was carried out.

A risk assessment is where you look at your property, to identify the fire hazards, and all persons who are at risk, then evaluate the information to reduce or remove the risks. The fire risk assessment should also detail the fire safety provisions that are in the property, e.g. smoke alarm and what type, fire blankets, extinguishers etc. To help understand what measures should be in place and issues to assess for a private rented property you can refer to the LACORS - guidance on fire safety provision for certain types of existing housing.

If you are not confident and knowledgeable about doing a fire risk assessment, you should engage a professional fire risk assessor and they might identify additional measures that should be carried out as appropriate. You must make sure any fire risk assessor is competent and has had suitable training, experience and knowledge.

The London Fire Brigade has a dedicated Fire Risk Assessment page and guidance on choosing the competent fire risk assessor.

You should also develop an emergency evacuation plan for residents and make sure they know the actions they need to take in the event of an alarm or fire occurring.

There’s no definitive time period in legislation for how often a risk assessment should be done. The legislation stipulates that they should be suitable and sufficient, and reviewed periodically. The onus is on the landlord or responsible person to ensure their fire risk assessment is up to date and relevant to the fire risks at their premises. They should also be updated whenever there is a change at the premises, making them dynamic documents.

 

Houses in Multiple Occupation (HMO)

HMOs often require a higher level of fire detection, more fire doors and fire-fighting equipment but this is dependent on the size and complexity of the layout and other risks of the HMO. Your fire risk assessment will identify any measures required and should be based on the LACORS - guidance on fire safety provision for certain types of existing housing.  For specific guidance on the appropriate fire detection systems please ensure it is compliant with British Standard BS 5839:6 2019- Code of Practice for the design, installation, commissioning and maintenance of fire detection and fire alarm systems in domestic premises. The Council also has futherguidance on HMO Standards.

If you are unsure then your Fire Risk Assessor will be able to assist you further.

 

Tall buildings

The Private Sector Housing Team (PSH) currently running a project to regulate fire safety in privately owned tall buildings (11m+) in the borough. Responsibility for fire safety lies with the owners of these buildings. The Council are the regulators, jointly with the London Fire Brigade. We are working with building owners, managing agents, the London Fire Brigade, the DLUHC funded Joint Inspection Team (JIT) and others, to assess these types of buildings. For those living in tall buildings who have concerns please do contact us, using our Report Rental Form or you can contact the London Fire Brigade.

 

Enforcement

The smoke alarm and carbon monoxide detector requirements are enforced by us the local authority. We can impose a fine of up to £5,000 where a landlord fails to comply with a remedial notice.

If we find a property that has Fire Safety issues, such as a lack of adequate fire alarms or fire doors, we can also take enforcement action requiring the landlord to carry out works. If they don’t, we can prosecute them in Court or issue a £30,000 fine. We can also apply for a remediation order requiring a landlord to remedy certain defects in residential buildings that are at least 11 metres (or five storeys) tall.

The London Fire Brigade can also take action in regard to fire safety. Visit the London Fire Brigade webpage