How much does a fire risk assessment cost for an HMO?

A fire risk assessment for a small HMO usually costs £150–£450. Larger HMOs (7 or more occupants, or 3 or more storeys) and small blocks of flats are typically £300–£600 or more. You need one if you are responsible for shared common parts of a multi-occupied building, such as an HMO’s hallways and stairs or the communal areas of a block of flats.

Typical fire risk assessment prices

These are typical ranges from UK fire risk assessment price guides, not quotes. London and the South East are usually at the top of the range. Taller buildings over 18m have extra duties and cost more.

What affects the price

• Size and layout. More floors, rooms and escape routes mean more time on site.
• Type of building. Converted Victorian houses with unknown fire separation often take longer than purpose-built flats.
• External walls. Since the Fire Safety Act 2021, assessments of blocks must take account of the external walls. A specialist wall survey, if needed, is extra.
• First assessment or review. A review of a good existing assessment is usually cheaper. A poor or missing previous assessment will be priced as new.
• Assessor’s credentials. Assessors on a recognised register, or working for a third-party certificated firm, may charge more.
• Remedial work. The assessment price covers the report only. Fire doors, alarms or emergency lighting it recommends are quoted separately.

When the law requires a fire risk assessment

GOV.UK’s guide to fire safety responsibilities confirms the Fire Safety Order covers the common areas of multi-occupied residential buildings. It does not usually apply inside a single household’s home, so an ordinary single-let house or flat doesn’t need a Fire Safety Order assessment. The other fire safety rules still apply: smoke and carbon monoxide alarms, safe furniture if you let furnished, and the council’s hazard rating rules.

In Scotland, the duties sit in Part 3 of the Fire (Scotland) Act 2005, with practical advice in the Scottish Government’s fire safety guidance for premises with sleeping accommodation.

Breaking the Fire Safety Order is a criminal offence. Serious breaches can lead to an unlimited fine and up to 2 years’ imprisonment.

Extra duties in England for blocks and HMOs

The Fire Safety (England) Regulations 2022 add duties for the responsible person in multi-occupied residential buildings:

• All buildings with two or more sets of domestic premises: give residents fire safety instructions and information about the importance of fire doors.
• Buildings over 11m: check communal fire doors every 3 months and use best endeavours to check flat entrance doors every year.
• Buildings over 18m or 7 or more storeys: further duties, such as building plans and information for the fire service.

Since 1 October 2023, responsible persons in England must also record the whole fire risk assessment in writing, whatever the size of the building, and record who carried it out.

HMO licensing and fire safety

If your HMO needs a licence, the council will usually ask about fire safety when you apply. Licence conditions often cover fire doors, alarm systems, emergency lighting and escape routes. Many councils ask to see a current fire risk assessment. Check your council’s HMO standards before you book, so the assessor knows what the council expects.

Who can carry out a fire risk assessment

The law says the assessment must be done by a competent person. That means someone with enough training and experience for the type of building. For HMOs and blocks, most landlords use a professional assessor. Ask whether they are on a recognised register, such as those run by professional fire safety bodies, and check their insurance.

Ways to keep the cost down

• Keep the previous assessment and the building’s records, such as fire door, alarm and emergency lighting certificates. With these on file, an assessor can price a review (about £100–£350) rather than a first assessment.
• Send the assessor your council’s HMO standards before the visit. An assessment that doesn’t address the licence conditions on fire doors, alarm grade and escape routes may have to be redone when the council asks for it.
• For blocks, ask whether the quote covers external walls and flat entrance doors. Since the Fire Safety Act 2021 these are in scope, and a quote that leaves them out can lead to a second bill for a specialist survey.
• Fix actions promptly. Small items like self-closers on fire doors and escape route signage are cheap to deal with straight away, and an open action list makes the next review longer. See our landlord compliance checklist for the other checks HMOs need, and set free certificate reminders for your review date.