Managing a House in Multiple Occupation (HMO) comes with a range of responsibilities, particularly regarding fire safety. Many landlords and property managers find themselves asking: Do all bedroom doors in an HMO need to be fire doors? This question is especially relevant when considering the difference between mandatory and additional licensing schemes.

Confirmation from Lewisham Council makes it clear that all ‘risk room’ doors in HMOs must be fire doors, regardless of whether the property falls under mandatory or additional licensing in Lewisham. This article explores what that means for landlords and property managers in the borough.

Mandatory vs. Additional Licensing: What’s the Difference?

In the UK, HMOs are subject to different levels of regulation depending on their size and location.

• Mandatory Licensing – Applies to properties with five or more tenants forming more than one household, sharing facilities such as kitchens and bathrooms. This nationwide rule is enforced by all councils.
• Additional Licensing – Applies to smaller HMOs, typically those with three or four unrelated tenants. Local councils set their own rules under additional licensing schemes to improve housing standards. In Lewisham, any property with three or four unrelated people requires an additional HMO licence, even if it does not meet the criteria for mandatory licensing.

Lewisham Council’s Fire Door Regulations for HMOs

Lewisham Council has clear fire safety standards for Houses in Multiple Occupation (HMOs), which apply to both mandatory and additional licensed properties. According to their official guidance, all HMOs must comply with the Regulatory Reform (Fire Safety) Order 2005 and local housing standards to ensure adequate protection for tenants.

Fire Door Requirements in Lewisham HMOs

Under Lewisham Council’s Standards for Licensable Houses in Multiple Occupation, the following rules apply to fire doors:

• Fire doors must be installed on all doors (bathroom doors are exempt).
• All fire doors must provide a minimum of 30 minutes of fire resistance (FD30) to contain fire and smoke.
• Self-closing devices are required to ensure fire doors shut automatically.
• Doors or door sets must be fitted with intumescent strips.
• The kitchen must have a fire door to contain fire risks in the most hazardous area of the home.

These requirements apply regardless of whether the property is under mandatory or additional licensing.

Lewisham Council’s Confirmation on Fire Door Compliance

To ensure complete clarity, we contacted Lewisham Council for confirmation regarding fire door requirements for a two-storey, four-bedroom mid-terraced Victorian house under their additional licensing scheme. Their response was as follows:

“Yes, it is a regulation to fit HMOs with fire doors, excluding the bathroom. All HMOs must meet the fire safety standards.”

This means all bedroom doors in HMOs must be fire doors, even in smaller properties that only require additional licensing.

A House in Multiple Occupation (HMO) is defined nationwide under the Housing Act 2004 as a property where three or more people from two or more households share basic amenities such as a kitchen, bathroom, or toilet. While many assume HMO rules only apply to larger properties with five or more tenants, this is not the case—a property with just three unrelated tenants is still legally an HMO.

Fire Doors: A Legal Requirement, Not an Option

We speak to many landlords who question whether HMO fire doors are really necessary. Some believe it’s an over-the-top regulation or an unnecessary expense. However, fire safety in HMOs is not just about compliance—it’s about protecting lives.

The tragic Grenfell Tower fire in 2017 was a stark reminder of how inadequate fire safety measures can have devastating consequences. In an HMO, fire can spread rapidly between rooms, putting multiple tenants at risk. Fire doors are specifically designed to contain fire and smoke, giving residents more time to escape and reducing overall fire damage.

Some councils, like Lewisham, have introduced additional licensing because of concerns about poor property conditions, fire safety risks, and overcrowding in smaller HMOs. Lewisham Council, like many others, believes that smaller HMOs pose similar risks to larger ones, particularly when landlords cut corners on fire safety, security, or basic living standards.

Requiring HMO fire doors in all licensable properties ensures that tenants have a safe escape route in the event of a fire. Failing to meet fire safety regulations can result in significant financial penalties, refusal or revocation of an HMO license, and, in the most serious cases, criminal prosecution or legal liability if a tenant is injured or killed due to non-compliance.

Conclusion

Fire safety is a critical responsibility for HMO landlords in Lewisham. Whether your property falls under mandatory licensing or additional licensing, HMO fire doors are a legal requirement for all bedrooms and kitchens. Failing to comply can lead to enforcement action, fines, or even putting tenants at risk.

If you need HMO fire doors supplied and installed to meet Lewisham Council’s regulations, contact us today. We specialize in fire door installation for HMOs, ensuring your property meets all fire safety standards.