The Hidden Dangers Inside a Non-Compliant HMO

When Neglect Meets Legislation: The Hidden Dangers Inside a Non-Compliant HMO

By Ferdinand Anton

Not long ago, I visited what looked like an ordinary five-bedroom HMO. But the moment I stepped inside, it was clear the property was hiding something far more alarming.

The previous landlord had operated the house as a HMO without any form of fire safety in place—Nothing.

For an HMO—where multiple unrelated people live together—this level of neglect is not only shocking but outright dangerous. Residents had been living in a property that would have offered almost no protection in the event of a fire.

Now, a new owner has taken over the building and faces the overwhelming task of putting everything right—from commissioning a full Fire Risk Assessment (FRA) to installing a compliant fire alarm and emergency lighting system.

And this challenge is happening at a time when the law has become more stringent than ever.

Why This Matters: Section 156 of the Building Safety Act (2022)

Since 1st October 2023, Section 156 introduced new requirements that significantly raise the bar for fire-safety compliance—especially for HMOs. The days of informal, handwritten risk assessments or undocumented safety arrangements are over.

Here’s what every HMO owner must now do:

1. Fire Risk Assessments Must Be Fully Recorded

A complete, written record of the FRA is legally required. (Source: OHEAP Fire & Security)

2. The Assessor’s Name and Company Must Be Documented

Accountability is now part of the law. (Source: nhmf.co.uk)

3. Fire-Safety Arrangements Must Be Written and Shared

This includes how fire safety is managed and who is responsible for what. These details must be shared with residents and other duty holders. (Source: RiskSTOP)

4. The Responsible Person’s Contact Details Must Be Up to Date

Including a current UK address. (Source: nhmf.co.uk)

5. Fire-Safety Information Must Be Shared Between Overlapping Duty Holders

In many HMOs, multiple parties have legal responsibility—landlords, agents, freeholders, and managing agents. They must now communicate clearly. (Source: RiskSTOP)

A Message to Landlords: Compliance Is Not Optional

The case of this neglected HMO shows the real consequences of ignoring legal obligations. Poor fire safety puts lives at risk and exposes landlords to prosecution, fines, and potential imprisonment.

For the new owner, the journey starts with a proper Fire Risk Assessment and a plan to rebuild the property’s fire safety from the ground up.

But the bigger message is clear: Fire safety in HMOs is not a box-ticking exercise. It's a legal duty—and a moral one.

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