HMO Fire Risk Assessment London | NICEIC And NAPIT Accredited
Liviosiv provides certified HMO Fire Risk Assessments for landlords, managing agents, and housing associations across every London borough. Our assessments are carried out in line with PAS 79 methodology and the Regulatory Reform (Fire Safety) Order 2005, giving you a legally compliant report accepted by councils, lenders, and insurers, with digital delivery in 24 to 48 hours.
What Is an HMO Fire Risk Assessment?
An HMO Fire Risk Assessment London is a legally required inspection of a House in Multiple Occupation that identifies fire hazards, evaluates the risk to occupants, and confirms whether existing fire safety measures alarms, fire doors, escape routes, and emergency lighting, are adequate. It results in a written report that landlords must hold to remain compliant and to support HMO licence applications.
Why HMOs Carry Higher Fire Risk Than Standard Rentals
Shared kitchens, higher electrical loads, more occupants unfamiliar with each other’s routines, and longer or more complex escape routes all increase fire risk in an HMO compared with a single-family rental. This is why HMOs are subject to specific fire safety scrutiny that standard buy-to-let properties are not.
Fire Risk Assessment Services
Fire Safety Certificate
Fire Door Certificate
Fire Extinguisher Services
Fire Door Installer
FRA Residential Cost
Services
Prices
Studio
£77
1-3 Bedroom
£137
4-6 Bedroom
£167
Communal Area
£118
Landlords
Property Agents
Letting Agents
Property Owner
Is a Fire Risk Assessment a Legal Requirement for HMOs?
Yes. Under the Regulatory Reform (Fire Safety) Order 2005, the “responsible person” for an HMO, usually the landlord, managing agent, or freeholder, has a legal duty to carry out a suitable and sufficient fire risk assessment covering all common parts of the building, including hallways, landings, shared kitchens, and communal lounges.
What Happens If Your HMO Fails an Inspection Without a Valid FRA: Operating without a valid, up-to-date fire risk assessment is a criminal offence. Non-compliant landlords can face enforcement notices, prosecution, and financial penalties of up to £40,000 under current government enforcement guidance, alongside the risk of invalidated insurance and jeopardised HMO licence renewals.
HMO Licensing and Your Fire Risk Assessment: Most London boroughs require a current fire risk assessment as a condition of HMO licence applications and renewals under the Housing Act 2004. Requirements and enforcement approaches vary slightly by council, but a valid FRA is treated as a baseline expectation across all 32 boroughs. See our Fire Risk Assessment FAQ for licence-specific questions, or read our guide on what a fire risk assessment covers and who needs one.
Small HMO vs Large HMO Fire Risk Assessments, What’s Different
Not every HMO carries the same level of fire risk, and your assessment should reflect the size and complexity of your property.
Small HMO | Large HMO | |
Occupants | 3–4 sharing facilities | 5+ across two or more households |
Storeys | Typically 1–2 | Often 3+ |
Alarm system | Interlinked Grade D1/LD1 detectors | Grade A system with central control panel often required |
Typical assessment depth | Standard walk-through | Extended inspection, more detailed escape route analysis |
Indicative price | [PLACEHOLDER: from £XX] | [PLACEHOLDER: from £XX] |
Fire Alarm Grade Requirements by HMO Size (Grade A / D1 / LD1): Smaller HMOs are typically compliant with interlinked Grade D1 LD1 detectors, so that a fire detected in one room triggers alarms throughout the property. Larger or multi-storey HMOs more often require a Grade A system with a central control panel, giving building management a single point of monitoring and control across all communal and private areas.
Supported Living and Specialist HMO Considerations: Supported living properties and HMOs with vulnerable or less mobile occupants require additional consideration, including Personal Emergency Evacuation Plans (PEEPs) and, in some cases, enhanced alarm coverage beyond standard HMO requirements. Our assessors factor this into the assessment where relevant.
Understanding Your Fire Risk Rating: The PAS 79 Method
Every Liviosiv HMO Fire Risk Assessment is carried out using the PAS 79 risk-rating methodology, the recognised British standard for structuring fire risk assessments. Rather than a simple pass/fail, your property receives a risk rating, Trivial, Tolerable, Moderate, Substantial, or Intolerable, based on the likelihood of a fire occurring and the potential consequences to occupants. This gives you a clear, defensible basis for prioritising any remedial work, and a report format that councils and insurers recognise.
What Each Risk Rating Means for Your Licence Application
A Trivial or Tolerable rating generally supports a straightforward licence application with no further action required beyond routine review. A Moderate rating usually means specific, time-bound improvements are needed. Substantial and Intolerable ratings indicate issues that require prompt remedial action, and in some cases immediate interim measures, before a licence application is likely to be accepted.
What Happens If Your Property Is Rated “Substantial” or “Intolerable”
If your HMO receives a Substantial or Intolerable rating, our report sets out a prioritised action plan so you know exactly what needs addressing first. Where needed, our team can support with fire door remediation, alarm upgrades, and a follow-up re-inspection to confirm the risk level has been reduced.
What Our HMO Fire Risk Assessment Covers
Our assessors examine every element of your HMO’s fire safety provision, not just a single system in isolation.
Fire Doors and Compartmentation (FD30 / FD30S): We check that communal and flat-entrance fire doors meet FD30 or FD30S standards, are fitted with certified self-closing devices, and maintain proper compartmentation between rooms. If defects are found, our Fire Door Survey London service can carry out a full remedial inspection and certification.
Fire Detection and Alarm Systems: We assess whether your alarm systems grade and coverage match the size and layout of your HMO, and confirm detectors are correctly sited and interlinked. Our Fire Alarm Servicing London team can carry out any required upgrades or ongoing maintenance.
Means of Escape and Emergency Lighting: We review travel distances to final exits, the condition and signage of escape routes, and whether emergency lighting is present and functioning correctly in communal areas.
Management Arrangements and Record-Keeping: Beyond the physical building, we assess whether fire safety management arrangements, checks, maintenance schedules, and record-keeping, are in place and being followed, since this forms part of what makes an assessment “suitable and sufficient” under the law.
Our HMO Fire Risk Assessment Process
Book Your Assessment
Get in touch by phone or online to arrange a convenient appointment, including same-day and weekend slots where available.
On-Site Inspection
Our assessor carries out a full walk-through of your HMO, examining fire doors, alarms, escape routes, and management arrangements.
Your Written Report (24 to 48 Hour Delivery)
You receive a detailed PAS 79 report with your risk rating, photographic evidence, and a clear action plan, delivered digitally within 24 to 48 hours.
Remedial Support and Re-Inspection
If any issues are identified, our team can carry out remedial works, including fire doors and alarm upgrades, and arrange a follow-up re-inspection to confirm compliance.
HMO Fire Risk Assessment Coverage Across London
We carry out HMO Fire Risk Assessments across all London boroughs, including Central London, Westminster, Chelsea, Kensington, Paddington, and Marylebone, Bayswater, Holborn and Fitzrovia.
We also cover Pimlico, Notting Hill and South Bank, Victoria, Soho, Bloomsbury and Knightsbridge, and the wider West London, South London, North London, and East London areas.
Related Compliance Services
HMO landlords often need more than one certificate to stay compliant. Explore our related services:
- Fire Risk Assessment London our main FRA service for all property types
- Residential Fire Risk Assessment London for blocks of flats and residential buildings
- Commercial Fire Risk Assessment London for offices, retail, and mixed-use premises
- Fire Risk Assessment and Asbestos Survey London combined compliance package
- EICR London electrical safety certification, often required alongside your FRA for licence renewal
- Fire Door Certificate London, certification following door remediation
Our Fire Risk Assessment Process
Site Visit and Inspection
Book a suitable time
On-Site Survey
A qualified assessor inspects the property and common areas.
Risk Evaluation
Findings are evaluated against current fire safety guidance.
Written FRA Report
You receive a clear, digital Fire Risk Assessment report.
Ongoing Support
Review reminders and follow-up guidance available.
Our HMO Fire Risk Assessment Process
Book Your Assessment: Get in touch by phone or online to arrange a convenient appointment, including same-day and weekend slots where available.
On-Site Inspection: Our assessor carries out a full walk-through of your HMO, examining fire doors, alarms, escape routes, and management arrangements.
Your Written Report (24 to 48 Hour Delivery): You receive a detailed PAS 79 report with your risk rating, photographic evidence, and a clear action plan, delivered digitally within 24 to 48 hours.
Remedial Support and Re-Inspection: If any issues are identified, our team can carry out remedial works, including fire doors and alarm upgrades, and arrange a follow-up re-inspection to confirm compliance.
Geographical Breakdown of London’s Districts
Areas We Cover Across London
Liviosiv provides residential fire risk assessments London-wide, including:
Central London: Our dedicated Fire Risk Assessment Central London page covers Westminster (SW1A, SW1H, SW1P), City of London (EC1–EC4), Holborn (WC1, WC2), Covent Garden (WC2E), Soho (W1D, W1F), Mayfair (W1J, W1K, W1S), Marylebone (W1U, W1G, W1H), Fitzrovia (W1T, W1W), Bloomsbury (WC1B, WC1E), St James’s (SW1Y), Pimlico (SW1V), South Bank (SE1), Victoria (SW1E, SW1W), Belgravia (SW1X, SW1W), Knightsbridge (SW1X, SW7), Chelsea (SW3, SW10), Kensington (W8, W14), Paddington (W2), Bayswater (W2), and Notting Hill (W11).
North London: See our Fire Risk Assessment North London page, covering Highgate (N6), Muswell Hill (N10), Crouch End (N8), Finsbury Park (N4), Archway (N19), Hampstead (NW3), Golders Green (NW11), Finchley — East, West, North (N2, N3, N12), Mill Hill (NW7), Totteridge (N20), Whetstone (N20), Barnet (EN5), Enfield Town (EN1, EN2), Palmers Green (N13), Winchmore Hill (N21), Southgate (N14), Edmonton (N9, N18), Bounds Green (N11), Wood Green (N22), Alexandra Palace (N22), Holloway (N7), and Islington (N1). This covers the boroughs of Barnet, Enfield, Haringey, Camden and Islington.
North West London: Cricklewood (NW2), Kilburn (NW6), Willesden (NW10), Neasden (NW10), Harlesden (NW10), Wembley (HA9, HA0), Alperton (HA0), Kingsbury (NW9), Queensbury (HA8), Kenton (HA3), Harrow — Harrow on the Hill, South Harrow, North Harrow, Harrow Weald (HA1, HA2, HA3), Pinner (HA5), Ruislip (HA4), Stanmore (HA7), Edgware (HA8), Colindale (NW9), Hendon (NW4), Brent Cross (NW4), and Swiss Cottage (NW3). Covering the boroughs of Brent, Harrow, Camden and parts of Barnet and Ealing.
West London: See our Fire Risk Assessment West London page, covering Acton (W3), Chiswick (W4), Ealing (W5), West Ealing (W13), Northfields (W5), Hanwell (W7), Hammersmith (W6), Shepherd’s Bush (W12), White City (W12), Notting Hill (W11), Holland Park (W11), Kensington West (W14), Southall (UB1, UB2), Brentford (TW8), Isleworth (TW7), Hounslow (TW3), Osterley (TW7), Feltham (TW13, TW14), Hayes (UB3, UB4), Harlington (UB3), Uxbridge (UB8, UB10), Ruislip (HA4), Yiewsley (UB7), and West Drayton (UB7). Covering the boroughs of Hammersmith & Fulham, Ealing, Hounslow and Hillingdon.
South West London: Putney (SW15), Wandsworth (SW18), Clapham Junction (SW11), Battersea (SW11), Balham (SW12), Tooting (SW17), Earlsfield (SW18), Southfields (SW18), Wimbledon (SW19), Raynes Park (SW20), Morden (SM4), Colliers Wood (SW19), Mitcham (CR4), Streatham (SW16), Norbury (SW16), Richmond (TW9, TW10), Twickenham (TW1, TW2), Teddington (TW11), Hampton (TW12), Kingston upon Thames (KT1, KT2), Surbiton (KT5, KT6), and New Malden (KT3). Covering the boroughs of Wandsworth, Richmond, Kingston and Merton.
South London: See our Fire Risk Assessment South London page, covering Brixton (SW2, SW9), Clapham (SW4), Stockwell (SW9), Vauxhall (SW8), Kennington (SE11), Elephant & Castle (SE1, SE17), Camberwell (SE5), Peckham (SE15), Dulwich (SE21, SE22), Herne Hill (SE24), Crystal Palace (SE19, SE20), Norwood — West, Upper, South (SE27, SE19, SE25), Thornton Heath (CR7), Croydon — Central, South, East, Purley, Coulsdon (CR0, CR2, CR8, CR5), Addiscombe (CR0), Shirley (CR0), and Selhurst (SE25). Covering the boroughs of Lambeth, Southwark and Croydon.
South East London: Deptford (SE8), New Cross (SE14), Brockley (SE4), Lewisham (SE13), Catford (SE6), Hither Green (SE13), Blackheath (SE3), Greenwich (SE10), Eltham (SE9), Woolwich (SE18), Plumstead (SE18), Abbey Wood (SE2), Thamesmead (SE28), Bexleyheath (DA6, DA7), Welling (DA16), Sidcup (DA14, DA15), Chislehurst (BR7), Bromley (BR1, BR2), Beckenham (BR3), Orpington (BR5, BR6), Penge (SE20), Anerley (SE20), and Grove Park (SE12). Covering the boroughs of Lewisham, Greenwich, Bexley and Bromley.
East London: See our Fire Risk Assessment East London page, covering Shoreditch (E1, E2), Hoxton (N1), Bethnal Green (E2), Whitechapel (E1), Stepney (E1), Poplar (E14), Bow (E3), Canary Wharf (E14), Stratford (E15, E20), Forest Gate (E7), Plaistow (E13), East Ham (E6), West Ham (E15), Canning Town (E16), Beckton (E6), Barking (IG11), Dagenham (RM8, RM9, RM10), Ilford (IG1, IG2, IG3), Seven Kings (IG3), Goodmayes (IG3), Chadwell Heath (RM6), Romford (RM1, RM2), Gidea Park (RM2), Hornchurch (RM11, RM12), Upminster (RM14), Wanstead (E11), Leyton (E10), Leytonstone (E11), Walthamstow (E17), Chingford (E4), and Woodford Green (IG8). Covering the boroughs of Hackney, Tower Hamlets, Newham, Barking & Dagenham, Redbridge, Havering and Waltham Forest.
Surrounding Towns Just Outside the M25 (Greater London service zones): Watford (WD17, WD18), Bushey (WD23), Borehamwood (WD6), Elstree (WD6), Potters Bar (EN6), Cheshunt (EN8), Waltham Abbey (EN9), Epping (CM16), Loughton (IG10), Theydon Bois (CM16), Chigwell (IG7), Buckhurst Hill (IG9), Brentwood (CM14, CM15), Upminster Bridge (RM14), Dartford (DA1, DA2), Swanley (BR8), Orpington outer parts (BR6), Epsom (KT17, KT18, KT19), Ewell (KT17, KT19), Leatherhead (KT22), Ashford Middlesex (TW15), Staines-upon-Thames (TW18), Sunbury (TW16), Shepperton (TW17), Rickmansworth (WD3), and Chorleywood (WD3).
Searching for a fire risk assessment near me? Wherever you’re based across London or the surrounding M25 area, our accredited assessors can reach you.
How Often Should a Fire Risk Assessment Be Reviewed?
Annual Reviews
Annual reviews are considered best practice for most buildings.
After Changes
Reviews are required following alterations, refurbishments, or changes in building use.
After Incidents
Assessments should be reviewed following fires, near misses, or significant occupancy changes.
Book Your HMO Fire Risk Assessment Today
Do not leave your HMO licence renewal to the last minute. Book a certified, PAS 79 compliant Fire Risk Assessment with Liviosiv today and receive your report within 24–48 hours.
HMO Fire Risk Assessment Coverage Across London
We carry out HMO Fire Risk Assessments across all London boroughs, including Central London, Westminster, Chelsea, Kensington, Paddington, and Marylebone, Bayswater, Holborn and Fitzrovia.We also cover Pimlico, Notting Hill and South Bank, Victoria, Soho, Bloomsbury and Knightsbridge, and the wider West London, South London, North London, and East London areas.Related Compliance Services
HMO landlords often need more than one certificate to stay compliant. Explore our related services:- Fire Risk Assessment London — our main FRA service for all property types
- Residential Fire Risk Assessment London — for blocks of flats and residential buildings
- Commercial Fire Risk Assessment London — for offices, retail, and mixed-use premises
- Fire Risk Assessment and Asbestos Survey London — combined compliance package
- EICR London — electrical safety certification, often required alongside your FRA for licence renewal
- Fire Door Certificate London — certification following door remediation
Frequently Asked Questions (FAQ)
How Often Does an HMO Need a Fire Risk Assessment?
An HMO fire risk assessment should be reviewed at least once a year, with a full reassessment recommended every three years, or sooner if there is any change to the property, occupancy, or fire safety systems.
Do I Need a Fire Risk Assessment for a 3-Bedroom HMO?
Yes. Any property where three or more unrelated occupants share kitchen, bathroom, or toilet facilities qualifies as an HMO under the Housing Act 2004, and requires a fire risk assessment covering the common parts of the building.
Can I Carry Out My Own HMO Fire Risk Assessment?
You can only carry out your own assessment if you are a “competent person” with sufficient fire safety knowledge and training. Most landlords use a qualified assessor to ensure the report meets the “suitable and sufficient” standard required by law and is accepted by their council.
How Much Does an HMO Fire Risk Assessment Cost in London?
Pricing depends on the size and complexity of your HMO. [PLACEHOLDER: summary of pricing tiers, referencing the pricing table above].
What's the Difference Between an EICR and a Fire Risk Assessment?
An EICR checks the condition and safety of a property’s electrical installation, while a fire risk assessment evaluates the building’s overall fire safety, including alarms, fire doors, escape routes, and management arrangements. Most HMO landlords need both.
Will My Fire Risk Assessment Be Accepted by My Council?
Our reports are prepared to PAS 79 methodology and the standard expected under the Regulatory Reform (Fire Safety) Order 2005, and are accepted by London councils, letting agents, and insurers as part of HMO licence applications.
For more questions, see our full Fire Risk Assessment FAQ.
Accrediations
contact@liviosiv.co
