Fire safety in rented properties: a timely reminder

Between 28th–30th April, The Fire Safety Event returned to the NEC Birmingham, bringing together thousands of fire safety professionals from across the UK. Events like this are a timely reminder of the legal responsibilities landlords have for fire safety in rented properties.

This year’s event followed concerning analysis by Direct365 of the latest Home Office fire statistics. The findings showed:

• 42% of buildings failed their first fire safety inspection in 2024/25
• Converted houses split into flats had the highest failure rate at 59%
• HMOs and hotels followed closely with a 55% failure rate

For landlords, this highlights how easy it is to fall short of fire safety standards — often unintentionally.

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Who Is Legally Responsible for Fire Safety in a Rental Property?

Whether you are a private landlord or social housing provider, the legal responsibility for fire safety always sits with the landlord.

You can instruct a letting agent or property manager to handle compliance, but the legal liability remains yours.

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Key Fire Safety Legislation Landlords Must Follow

Landlords must comply with multiple overlapping regulations, including:

• Housing Act 2004
• Regulatory Reform (Fire Safety) Order 2005
• Fire Safety (England) Regulations 2022
• Building Safety Act 2022
• Fire Safety Act 2021
• Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022
• Local Authority HMO licensing conditions
• Building Regulations – Approved Document B

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Fire Safety Rules for All Private Landlords

Every landlord must ensure the following in all rented properties:

• A smoke alarm on every storey
• In Wales: smoke alarms must be interlinked and mains powered
• In Scotland: interlinked smoke alarms plus a heat alarm in the kitchen
• A carbon monoxide detector in rooms with solid fuel appliances (including gas/oil boilers, open fires, wood burners)
• Test, photograph and record alarm checks at the start of every tenancy
• Repair or replace faulty alarms promptly
• Keep escape routes clear and unobstructed
• Ensure furniture complies with the Furniture and Furnishings Fire Safety Regulations

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Additional Fire Safety Requirements for HMOs

If you let a House in Multiple Occupation (HMO), further rules apply:

• Fire alarm systems and extinguishers (especially in large HMOs)
• Fire doors installed to rooms opening onto escape routes
• Fire doors to kitchens and meter cupboards
• Flat entrance doors must be fire-rated and self-closing
• A written, property-specific Fire Risk Assessment carried out by the responsible person (usually the landlord or managing agent)

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Extra Rules for High-Rise Residential Buildings (18m+ or 7 Storeys)

For landlords owning flats in taller buildings:

• Annual 5-point fire door inspections
• Person-centred fire risk assessments for vulnerable tenants
• Potential Personal Emergency Evacuation Plans (PEEPs)
• Fire-resistant signage in communal areas
• Clear communal corridors at all times
• Regularly reviewed and documented fire risk assessments
• Resident engagement on fire procedures and safety measures

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Leasehold Landlords in Freehold Blocks: Your Responsibilities

Even where a freeholder manages the block, leaseholder landlords are usually responsible for:

• Annual 5-point inspection of the flat’s front fire door
• Repairing or replacing the door if it fails inspection

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Why Many Landlords Fail Fire Safety Checks

The high failure rates are rarely due to negligence. More often, landlords:

• Are unaware of how regulations have changed
• Assume managing agents or freeholders cover everything
• Don’t realise fire doors, signage, or documentation are required
• Haven’t updated alarms to current standards

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Need Help Managing Fire Safety Compliance?

Fire safety legislation is complex, detailed, and constantly evolving. Delegating this to experienced property managers ensures:

• Full compliance
• Documented evidence for inspections
• Reduced legal risk
• Peace of mind

If you’re a landlord who would like expert help managing fire safety in your rental property, get in touch with our property management team today.