Fire Risk Assessment for Landlords in Hull
Whether you manage a single HMO or a portfolio of rental properties across Hull and East Yorkshire, a qualified local assessor can provide a fire risk assessment that meets your local authority licensing requirements and helps protect your tenants and your investment.
Legal requirement for HMO landlords: If you let a property to three or more tenants from two or more households who share facilities, you are operating an HMO and are legally required to carry out a fire risk assessment under the Regulatory Reform (Fire Safety) Order 2005. Hull City Council’s HMO licensing conditions require a current, written fire risk assessment as part of both initial licence applications and renewals. Operating an unlicensed HMO or one without a compliant fire risk assessment can result in unlimited fines and a Rent Repayment Order.
Who We Help
Which Landlords Need a Fire Risk Assessment in Hull?
Fire safety obligations vary depending on your property type. Here is a clear breakdown of who needs what in Hull and East Yorkshire.
HMO Landlords
Any property let to three or more tenants from two or more households sharing kitchen, bathroom, or toilet facilities. This includes student houses near the University of Hull, professional house shares, and bedsit properties. A formal fire risk assessment under the Fire Safety Order is legally required.
Block of Flats Freeholders & Managing Agents
If you own or manage a block of flats in Hull, you are responsible for the fire safety of the communal areas — stairwells, corridors, entrance lobbies, and any shared plant rooms. The Fire Safety Act 2021 strengthened these duties significantly.
Buy-to-Let Landlords
Single-tenancy buy-to-let properties are not covered by the Regulatory Reform (Fire Safety) Order, but landlords have duties under the Housing Act 2004 and HHSRS to ensure properties are free from fire hazards. A professional assessment provides evidence of compliance and protects your insurance position.
Student Landlords
Hull’s large student population — driven by the University of Hull and Hull College — creates high demand for HMO accommodation. Student properties near Newland Avenue, Beverley Road, and Princes Avenue are frequently inspected by both the local authority and Humberside Fire and Rescue Service.
Portfolio Landlords
If you manage multiple rental properties across Hull and East Yorkshire, portfolio discounts are available. We can schedule assessments across your portfolio efficiently and provide consistent PAS 79-compliant reports that satisfy Hull City Council and Humberside Fire and Rescue Service across all properties.
Houses of Multiple Occupation (Large HMOs)
Large HMOs of five or more tenants in Hull require mandatory licensing from Hull City Council in addition to a fire risk assessment. The assessment forms a central part of the licence application and must be carried out by a competent person — the assessors we introduce hold a recognised fire risk assessment qualification.
Your Obligations
What the Law Requires from Landlords in Hull
Landlord fire safety obligations in Hull sit across multiple pieces of legislation. For HMO landlords, the primary duty is under the Regulatory Reform (Fire Safety) Order 2005, which requires the responsible person to carry out and keep up to date a suitable and sufficient fire risk assessment for any premises used as an HMO.
Hull City Council’s HMO licensing scheme — which covers mandatory licensing for large HMOs and additional licensing for smaller ones in designated areas — requires landlords to produce a current fire risk assessment as a condition of obtaining and renewing an HMO licence. Humberside Fire and Rescue Service carries out targeted inspections of HMOs in Hull, particularly those in high-density areas like Newland Avenue, Beverley Road, and the avenues near the University of Hull campus.
For landlords of flats, the Fire Safety Act 2021 extended the scope of the Fire Safety Order to explicitly include the structure, external walls, and flat entrance doors of multi-occupied residential buildings. The Fire Safety (England) Regulations 2022 added further duties including regular fire door inspection requirements for buildings over 11 metres.
Since October 2023, all fire risk assessments must be recorded in writing regardless of the size of the property or the number of tenants. This means verbal or informal assessments are no longer legally sufficient, and landlords who cannot produce a written assessment are in breach of the Fire Safety Order.
⚖️ Key Landlord Obligations in Hull
Assessment Scope
What Our Landlord Fire Risk Assessment Covers
Every landlord assessment is carried out in accordance with PAS 79-1:2020 and produces a written report with significant findings and a prioritised action plan.
Fire Doors & Compartmentation
Assessment of all fire doors, self-closing devices, intumescent strips, smoke seals, and the integrity of fire compartmentation between letting rooms and escape routes. Critical in HMOs where the kitchen is often the highest fire risk area.
Fire Detection & Alarm System
Assessment of the fire alarm system category, detector coverage, sounders, call points, and whether the system is appropriate for the size and layout of the HMO. Grade D systems are typically required in smaller HMOs; larger HMOs may need Grade A systems.
Means of Escape
Assessment of all escape routes, final exit doors, travel distances, staircase widths, and whether routes remain clear and unobstructed. The assessor looks at both primary and secondary escape routes from all rooms.
Emergency Lighting
Assessment of emergency lighting provision along escape routes and in communal areas. The assessor identifies where additional emergency lighting is required to ensure tenants can safely evacuate in the event of a power failure at night.
Kitchen & Ignition Sources
The kitchen is statistically the most common source of fire in HMOs. The assessor looks at cooking appliances, extraction, the presence of fire blankets and extinguishers, and whether kitchen fire door arrangements are appropriate.
Fire-Fighting Equipment
Assessment of fire extinguisher type, number, and location. We ensure the right types of extinguisher are provided for the hazards present — water for general risks, CO2 for electrical equipment, fire blankets in kitchens.
Electrical Hazards
The assessor identifies visible electrical hazards including overloaded sockets, damaged wiring, and the presence of high-wattage appliances in bedrooms. The assessor also checks whether an Electrical Installation Condition Report (EICR) is in date.
Tenant Fire Safety Information
Assessment of whether tenants have been provided with appropriate fire safety information — evacuation procedures, fire action notices, and the location of fire-fighting equipment. Required as part of responsible person duties.
Structural Hazards & Maintenance
Identification of structural issues that create or worsen fire risk — damaged ceilings that compromise compartmentation, missing cavity barriers, uncovered loft hatches, and inadequately protected service penetrations.
Legal Framework
Fire Safety Legislation for Landlords
Multiple pieces of legislation govern landlord fire safety obligations in England. Here is what applies to you.
Regulatory Reform (Fire Safety) Order 2005
The primary legislation for HMO landlords. Places a duty on the responsible person to carry out a suitable and sufficient fire risk assessment and implement appropriate fire safety measures. Enforced by Humberside Fire and Rescue Service.
Housing Act 2004 & HHSRS
The Housing Health and Safety Rating System applies to all residential rental properties, including single-tenancy buy-to-let. Fire hazards are assessed as a Category 1 hazard — the most serious — and Hull City Council can issue improvement notices for properties with significant fire risks.
Fire Safety Act 2021
Extended the scope of the Fire Safety Order to include the structure, external walls, and flat entrance doors of multi-occupied residential buildings. Significant for landlords of flats and managing agents responsible for blocks in Hull.
Fire Safety (England) Regulations 2022
Extended responsible person duties for multi-occupied residential buildings, including quarterly checks of fire doors in communal areas for buildings over 11 metres, and sharing fire safety information with residents.
Smoke & Carbon Monoxide Alarm Regulations 2015/2022
Requires working smoke alarms on every floor and carbon monoxide alarms in rooms with fixed combustion appliances. Amended in 2022 to extend CO alarm requirements to all rooms with a gas boiler.
Hull City Council HMO Licensing
Hull City Council operates both mandatory licensing (for HMOs of five or more tenants) and additional licensing schemes in designated areas. A current fire risk assessment is a standard condition of HMO licence applications and renewals.
Compliance Checklist
HMO Landlord Fire Safety Checklist
Hull City Council and Humberside Fire and Rescue Service inspect HMOs to verify compliance with fire safety requirements. Both organisations share information under the Housing Act 2004 and the Fire Safety Order, meaning a fire safety issue identified by one is likely to be referred to the other.
Our fire risk assessment produces a prioritised action plan that maps directly to the requirements below, giving you a clear route to full compliance with evidence that demonstrates your commitment to tenant safety.
Landlords who address all significant findings from a professional fire risk assessment are in the strongest possible position if their property is inspected by either Hull City Council or Humberside Fire and Rescue Service. A well-documented assessment with a completed action plan is your best protection against enforcement action.
✅ Fire Safety Compliance Checklist for Hull HMOs
Current written fire risk assessment — carried out by a qualified assessor, in writing, reviewed within the last 12 months
Working fire alarm system — appropriate category for the HMO size, tested weekly, serviced annually
Self-closing fire doors — to all letting rooms, kitchen, and on escape routes. Intumescent strips and smoke seals fitted
Emergency lighting — installed on escape routes in larger HMOs and blocks of flats
Fire extinguishers — appropriate type and number, serviced annually
Fire blanket in kitchen — wall-mounted near the cooking area
Smoke alarms on every floor — interlinked in HMOs, tested regularly
Carbon monoxide alarms — in all rooms with a gas boiler or other combustion appliance
Fire action notices — displayed at alarm call points and exits, tenant evacuation procedures provided in writing
EICR in date — Electrical Installation Condition Report required every 5 years for all rented properties
Gas Safety Certificate — annual inspection of all gas appliances
Escape routes clear — corridors, stairwells, and final exits free from obstructions at all times
Transparent Pricing
Landlord Fire Risk Assessment Cost in Hull
Fixed-price quotes based on property type and size. Portfolios quoted together for landlords with multiple properties.
Landlord & HMO Assessments — Hull & East Yorkshire
Prices include full inspection, PAS 79 report, action plan and follow-up support
Common Questions
Frequently Asked Questions
Answers to the questions landlords ask us most often in Hull and East Yorkshire.
Get Started
Get a Free Landlord Fire Risk Assessment Quote
Talk to a qualified landlord assessor
Whether you have one HMO or a portfolio of properties across Hull and East Yorkshire, you can get a free, no-obligation quote. Urgent assessments available for HMO licence renewals.