Navigating the complexities of fire safety regulations is a critical but often confusing aspect for landlords, particularly when managing Houses in Multiple Occupation (HMOs). A frequent issue that arises involves fire risk assessments (FRAs), which many HMO landlords need to obtain to comply with licensing requirements. A common point of contention is the recommendation for the installation of a Grade A fire alarm system when, in fact, a Grade D system is often more than sufficient for many properties. This can lead to unnecessary costs and complications for landlords who are simply trying to comply with safety standards.

In this article, we’ll explore the distinction between Grade A and Grade D fire alarm systems, why the confusion occurs in FRAs, and what landlords can do to ensure they aren’t overburdened with unnecessary recommendations. If you’ve encountered this issue and are unsure about your fire safety obligations, read on—we’ll also explain how we can help you challenge these recommendations and ensure your HMO is compliant without incurring avoidable expenses.

Understanding Fire Alarm System Grades

To understand why this issue arises, it’s essential to know the differences between fire alarm system grades. According to British Standard BS 5839-6, fire detection and alarm systems for residential premises are classified into different grades based on the level of coverage and the technology used:

• Grade A: These systems are typically found in larger or more complex buildings and involve a control panel, with detectors, alarms, and call points wired throughout the property. They are designed for high-risk environments such as commercial properties or larger HMOs with numerous occupants or vulnerable residents.
• Grade D: This system is much simpler and more commonly used in smaller residential buildings. It consists of mains-powered smoke and heat alarms with backup battery power, installed primarily in circulation areas (such as hallways) and high-risk areas like kitchens. It’s more affordable and straightforward to install and maintain compared to a Grade A system.

The Role of Fire Risk Assessments (FRA) in HMOs

Landlords of HMOs are legally required to conduct FRAs under the Regulatory Reform (Fire Safety) Order 2005. This is essential for obtaining and renewing an HMO licence. A fire risk assessment evaluates the fire hazards in a building, the likelihood of fire, and what safety precautions are necessary to protect residents.

However, many landlords encounter issues when the FRA recommendations are not proportionate to the actual risk. In particular, there’s a growing trend where fire risk assessors recommend the installation of Grade A fire alarm systems, even for properties where a Grade D system would meet the legal requirements and provide adequate protection.

Why the Misconception?

The confusion stems from how fire risk assessors interpret the type of property. Often, HMOs are viewed as high-risk premises because they house unrelated occupants, increasing the potential complexity of fire evacuation and response. This risk can be exaggerated by assessors, leading to an over-specification of fire safety systems, including the recommendation for a Grade A system.

Additionally, some assessors may apply a “one size fits all” approach, assuming that all HMOs require the same level of protection without fully considering the specific nature of the building and its occupancy. Properties that are shared houses—where occupants live more communally—do not present the same fire risks as large, multi-story HMOs, where there are more barriers to safe evacuation. As a result, the fire alarm system recommended in these assessments often exceeds what is actually needed.

Shared Houses vs. Larger HMOs: A Key Distinction

One of the most significant issues is the failure to differentiate between shared houses and larger HMOs. Shared houses typically have a lower fire risk because the occupants live more communally and the property is often smaller, with simpler layouts. According to the LACORS Fire Safety Guide, which provides fire safety provisions for various types of housing, shared houses usually do not require the complexity of a Grade A fire alarm system.

The LACORS guide clearly states that for smaller shared houses, particularly those with no vulnerable occupants, a Grade D LD3 fire alarm system (which provides detection within circulation spaces forming part of the escape route) is generally sufficient. This is because the fire risk in these properties is lower than in buildings that are divided into self-contained bedsits or flats, where a Grade A system may indeed be required.

The Impact on Landlords

The recommendation to install a Grade A fire alarm system can have a significant financial and logistical impact on landlords. Not only is the installation of a Grade A system more expensive, but it also requires ongoing maintenance, typically involving annual inspections by qualified engineers. In contrast, a Grade D system is much cheaper to install and maintain, with the added benefit of being less invasive to the property’s structure.

For many landlords, the cost difference can be substantial, running into thousands of pounds. If an FRA mistakenly recommends a Grade A system when a Grade D system would be adequate, landlords may be forced to comply simply to obtain or renew their HMO licence. This can lead to unnecessary expenditures that could be avoided with a more accurate and proportionate fire risk assessment.

How to Address the Issue

If you’ve encountered a fire risk assessment recommending a Grade A system for a shared house or smaller HMO, you are not alone. The good news is that this recommendation can be challenged. By referring to the LACORS Fire Safety Guide and BS 5839-6, landlords can make a strong case for the installation of a Grade D system where appropriate.

The key is to ensure that the fire risk assessment correctly identifies the nature of the property. If the building is a shared house rather than a large, multi-story HMO, this should be clearly communicated to the assessor. Additionally, landlords can seek advice from fire safety professionals who are well-versed in the specific requirements for different types of housing, ensuring that the recommendations are both reasonable and compliant with legal standards.

How We Can Help

If you are dealing with an HMO licence issue or have received a fire risk assessment that incorrectly recommends a Grade A fire alarm system, we can help. Our team has extensive experience in HMO management, including challenging unnecessary recommendations and working with landlords to ensure their properties meet the correct fire safety standards.

We can review your FRA and work with the relevant authorities to make sure your property is classified correctly, and that you are only required to install a Grade D system where it is appropriate. By doing so, we can help you avoid unnecessary costs and ensure that your property is both compliant and safe for residents.

Contact us today if you’re facing an issue with a fire risk assessment or HMO licence. We’ll represent you to ensure that you receive the appropriate fire safety recommendations, keeping your property compliant without excessive costs.