Fire risk assessments in LondonHMO licensing, November 2026
HMO licensing in Kensington and Chelsea and where fire safety fits
Two licensing schemes cover shared homes in the Royal Borough. Which one applies depends on who lives in the property and how many of them there are.
A house in multiple occupation is, broadly, a privately rented property occupied by three or more people who form two or more households and share facilities such as a kitchen, bathroom or toilet. Running one that needs a licence without one is an offence.
Which licence applies
Licensing in the Royal Borough
- Five or more occupiers forming more than one household
- Mandatory HMO licensing.
- Other HMOs with three or more occupiers that mandatory licensing does not cover
- Additional licensing. The Royal Borough applies it across the whole borough. It came into force on 1 June 2023 and runs to 31 May 2028, unless the Council ends it earlier.
Some arrangements are exempt, and the Council decides how the rules apply to a particular building. If you are not sure whether your property needs a licence, or which scheme covers it, ask the Council's licensing team before you let it.
Licensing and fire safety are separate duties
The Council enforces HMO licensing, the HMO management regulations and the Housing Health and Safety Rating System. Fire safety law is a further duty. The Royal Borough states that landlords and managing agents have a legal duty to keep tenants safe from fire under the Regulatory Reform (Fire Safety) Order 2005 and the Housing Act 2004, and that landlords should have a comprehensive fire risk assessment and an evacuation plan. The Council does not carry these out for you.
In London the London Fire Commissioner enforces the Fire Safety Order. It applies to the shared parts of an HMO, such as the entrance, stairs, landings and corridors.
What fire protection is usually expected
The level of protection depends on the layout of the house, the number of storeys and how it is let. The LACORS housing fire safety guidance is widely used by housing authorities and sets out what is normally accepted for each type of house. The Royal Borough sets its own licence conditions, so ask the Council which conditions apply to your property.
A fire risk assessment of the shared parts looks at fire detection and alarm, escape routes, fire doors, emergency lighting where it is needed, and how the building is managed. It is not a licence application, and the licence and its conditions remain the Council's decision.
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 in place and working.
- Fire doors closing fully, with seals and closers intact.
- Escape routes kept clear of storage and obstructions.
Why it is worth getting right
The Royal Borough states that enforcement can lead to a financial penalty of up to £30,000, an unlimited fine through the courts, prosecution and, in serious cases, a banning order.
Checked November 2026
This page reflects the Royal Borough's published information at that date. Schemes, thresholds and conditions 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 the Royal Borough. Each report sets out the reasoning behind every conclusion, so you and the Council can see how it was reached.
Fire risk assessments in Chelsea, Kensington and Earl's Court
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.
