Your Responsibilities as a Landlord

If you own or manage residential or commercial property that you rent to others, fire safety law places specific duties on you as the landlord. Your responsibilities depend on the type of property you let and who occupies it.

Residential Property: Blocks of Flats, Houses in Multiple Occupation (HMOs), and Shared Accommodation

If you own or manage a block of flats, a converted house with multiple tenants (an HMO), or other shared residential property, you are responsible for fire safety in:

• The communal areas (corridors, stairways, lobbies, entrance halls, shared kitchens or bathrooms)
• The building’s structure and external walls
• Doors between flats and the communal areas, including flat entrance doors

You must carry out a fire risk assessment covering these areas, act on its findings, and keep it up to date. You are also responsible for arranging regular checks and maintenance of fire doors, emergency lighting, fire alarms and other fire safety systems in communal areas.

Single Residential Lets (Individual Flats or Houses)

If you let a single flat or house as a complete unit to one tenant, the Fire Safety Order does not apply to the interior of that property (your tenant is responsible for their own home). However, if the property is part of a multi-occupied building (such as a flat in a block), you ARE responsible for the communal areas and structure, as described above.

Holiday Lets, Short-Term Rentals and Self-Catering Property

If you let property on a short-term basis (such as holiday lets, Airbnb or other holiday rental platforms, guest houses, or bed and breakfasts), fire safety law applies in full. This is because people are paying to stay in your property (other than as a permanent home). You must:

• Carry out a suitable and sufficient fire risk assessment
• Put in place and maintain fire safety measures (alarms, emergency lighting, means of escape, fire doors if applicable)
• Ensure guests can escape safely and know what to do in a fire
• Record the assessment and your fire safety arrangements in full

You cannot delegate these responsibilities to a managing agent or short-term rental platform. You remain the responsible person and the duty is yours.

Commercial Property: Offices, Shops and Other Business Lettings

If you let commercial premises to a business, the tenant is typically the responsible person for fire safety within their premises. However, you may be responsible for common areas (corridors, shared lobbies, external walls, roof spaces) if you retain control of those areas. The exact division of responsibility should be clear in the lease agreement.

Make sure your leases clearly set out which party is responsible for:

• Carrying out and updating the fire risk assessment
• Installing and maintaining fire safety systems
• Testing and servicing fire equipment
• Providing emergency lighting and signage
• Staff training and emergency procedures

Fire Door Checks in Residential Buildings

If you own or manage a multi-occupied residential building (flats, HMOs, etc.), fire doors in communal areas must be checked regularly. For buildings with a storey over 11 metres:

• Communal fire doors must be checked quarterly (every 3 months)
• Flat entrance doors must be checked annually

Six-monthly detailed inspections are good practice for all fire doors, regardless of building height. Defects such as damaged seals, warped leaves, or missing hinges must be reported and repaired promptly.

Cooperation in Shared Buildings

Since October 2023, if your building has multiple owners, managing agents, or tenants, you must cooperate with them and share relevant fire safety information. For example, if you own a building with commercial tenants and manage the structure, you must exchange information with the tenants about their fire safety arrangements and coordinate on shared emergency procedures.

Keeping Records and Evidence

You must keep comprehensive records of:

• The fire risk assessment and its date of completion
• Your fire safety arrangements and any changes made
• Fire door inspection records and any repairs
• Fire alarm and emergency lighting test and servicing records
• Fire extinguisher servicing and maintenance
• Staff training or tenant information provided
• Any enforcement actions or concerns raised by the fire authority

These records demonstrate compliance and are essential if the fire authority inspects your property or if there is a fire.

Penalties and Enforcement

Fire authorities have powers to inspect residential and commercial premises. Non-compliance with fire safety law can result in:

• Enforcement notices requiring specific action
• Prohibition notices (restricting use of the building)
• Prosecution and unlimited fines
• Imprisonment in serious cases

Landlords face particular scrutiny from regulators. Failures in residential properties have resulted in prosecution and significant prison sentences in recent years.

What You Should Do Now

If you are a landlord and do not have a current, recorded fire risk assessment in place, or if you are unsure about your responsibilities, you should act now. We can help you:

• Understand whether you need a fire risk assessment (and for which parts of your property)
• Arrange a professional assessment
• Understand the findings and action plan
• Establish fire door checking and maintenance routines
• Set up record-keeping systems
• Respond to any concerns raised by the fire authority