Fire risk assessments in LondonHMO licensing, November 2026
HMO licensing in Hammersmith and Fulham and where fire safety fits
Mandatory and additional licensing cover shared homes across the borough, and a separate selective scheme covers some streets.
A house in multiple occupation is, broadly, a house or flat let to three or more tenants who form two or more households and share a kitchen, bathroom or toilet. In Hammersmith and Fulham more than one licensing scheme can apply, and a property can hold only one licence, under one scheme.
Which licence applies
Licensing in Hammersmith and Fulham
- Five or more occupiers forming more than one household
- Mandatory HMO licensing.
- Other HMOs that mandatory licensing does not cover
- Additional licensing. The scheme covers the whole borough, including smaller shared homes and some flats. It came into force on 5 June 2022 and runs to 4 June 2027, unless the Council ends it earlier.
- Rented homes in designated streets
- Selective licensing. This is a separate scheme for designated streets, mainly converted houses and flats above shops. Ask the Council whether your street is designated.
The additional scheme is due to end in June 2027. After that date, check whether the Council has renewed it. If you are not sure which scheme applies to your property, ask the Council's licensing team before you let it.
Licensing and fire safety are separate duties
The Council states that its fire standards apply to HMOs whether or not they are licensed. It also states that the owner, landlord or occupier is responsible for fire safety, including making sure a competent person carries out a fire risk assessment. After an application, a Council officer inspects the property, and failing to meet the standards can lead to licence conditions requiring works or, in some cases, to the licence being revoked.
In London the London Fire Commissioner enforces the Regulatory Reform (Fire Safety) Order 2005. It applies to the shared parts of an HMO, such as the entrance, stairs, landings and corridors.
What the Council's standards cover
Fire standards in the Council's published HMO guidance
- Detection and alarm
- Mains wired, interlinked alarms on the escape routes and in rooms, with heat alarms in shared kitchens. Houses of three storeys or more are expected to have a more comprehensive system with a control panel. Shared houses let to a group of joint tenants have a different alarm specification, so the Council asks landlords to seek advice from its Private Sector Housing Team first.
- Fire doors
- Doors from letting rooms onto the escape route are expected to be 30 minute fire resisting, with smoke seals and self closing devices. Locks need a thumb turn so that the door opens from inside without a key.
- Escape routes
- The route from each letting to the street is protected by fire resisting doors and partitions and kept clear.
- Emergency lighting
- Expected where escape routes in houses of three storeys or more are dark or complex, and in bedsit HMOs.
- Guidance referred to
- The Fire Safety Order and the LACORS housing fire safety guidance, with variations justified and agreed with the Council.
The standards document we reviewed is dated April 2020. Ask the Council for the current version, and for the licence conditions that will apply to your property.
Points worth checking before letting
- Which licence applies, confirmed with the Council.
- A current fire risk assessment of the shared parts, reviewed when the layout, use or occupancy changes.
- Fire detection and alarm matched to the layout and the number of storeys.
- Letting room doors closing fully, with seals and closers intact.
- Escape routes kept clear of storage and obstructions.
Checked November 2026
This page reflects the Council's published information at that date. Schemes, thresholds, dates and standards can change, so confirm the current position with the Council before you rely on it.
Council sources
How we help
We carry out fire risk assessments of HMOs and the shared parts of converted houses across Hammersmith and Fulham, from our base in Fulham. Each report sets out the reasoning behind every conclusion, so you and the Council can see how it was reached.
General guidance only. It is not legal advice and does not replace the Council's own requirements, a fire risk assessment or specific advice for a particular building.
