East of England
Bedford HMO fire safety requirements
Bedford publishes its own HMO fire safety standard, "Guide for Standards in Houses in Multiple Occupation (HMOs), the Yellow Guide (Bedford Borough Council)" (Adopted 19 March 2008, Version 8: 2018).
Is a fire risk assessment needed for the licence?
Expected, but not sent in
The council's guidance talks about fire risk assessments, but it does not ask you to send one with your application. Fire safety law still says you need one.
Who can carry it out?
No rule on who writes it
The council does not say who must carry out the fire risk assessment, so a landlord can do it themselves, as long as it is done properly.
Which standard applies?
Guide for Standards in Houses in Multiple Occupation (HMOs), the Yellow Guide (Bedford Borough Council)
Published Adopted 19 March 2008, Version 8: 2018.
Read the council's document →When did we last check?
15 October 2026
We re-check every council's documents each month and update this page when they change.
What Bedford expects in 3 typical HMOs
Worked out from the council's own fire safety rules for three common kinds of HMO. Your house may need more or less depending on its layout, which is what a fire risk assessment is for.
2-storey shared house, 5 tenants
- Fire alarm system
- Grade D2, LD3
- Fire doors on bedrooms
- Not required
- Fire door on the kitchen
- Not required
- Protected escape route
- Not required
- Heat detector in the kitchen
- Required
- Emergency lighting
- Not required
- Fire blanket in the kitchen
- Required
- Fire extinguishers
- Recommended
3-storey shared house, 6 tenants
- Fire alarm system
- Grade D2, LD2, plus a linked smoke alarm in each letting
- Fire doors on bedrooms
- Required
- Fire door on the kitchen
- Required
- Protected escape route
- Required
- Heat detector in the kitchen
- Required
- Emergency lighting
- Not required
- Fire blanket in the kitchen
- Required
- Fire extinguishers
- Recommended
3-storey bedsits with cooking in rooms, 6 tenants
- Fire alarm system
- Grade A, LD2, plus a linked heat detector and a standalone smoke alarm in each letting
- Fire doors on bedrooms
- Required
- Fire door on the kitchen
- Required
- Protected escape route
- Required
- Heat detector in the kitchen
- Required
- Emergency lighting
- Not required
- Fire blanket in the kitchen
- Required
- Fire extinguishers
- Recommended
| Requirement | 2-storey shared house, 5 tenants | 3-storey shared house, 6 tenants | 3-storey bedsits with cooking in rooms, 6 tenants |
|---|---|---|---|
| Fire alarm system | Grade D2, LD3 | Grade D2, LD2, plus a linked smoke alarm in each letting | Grade A, LD2, plus a linked heat detector and a standalone smoke alarm in each letting |
| Fire doors on bedrooms | Not required | Required | Required |
| Fire door on the kitchen | Not required | Required | Required |
| Protected escape route | Not required | Required | Required |
| Heat detector in the kitchen | Required | Required | Required |
| Emergency lighting | Not required | Not required | Not required |
| Fire blanket in the kitchen | Required | Required | Required |
| Fire extinguishers | Recommended | Recommended | Recommended |
- Grade D2 (mains alarms with a replaceable backup battery)
- Grade A (a panel system with call points)
- LD3 (escape route only)
- LD2 (escape route plus rooms where fires are likely to start)
In the council's own words
The wording these requirements come from, quoted from the published documents.
Fire alarms
Council's own standard
“Mains operated fire alarm and detection system designed and installed to British Standard 5839 Part 6, Grade D and category LD3 (optical smoke detectors in escape routes, any shared lounges or dining rooms, and a heat detector or multisensor in the shared kitchen) ... Single contract; No more than 6 sharing; Professional or student type sharers; House to be traditional – no alterations or cooking in rooms; No vulnerable of higher risk occupiers; No cellars or basements ... Where cooking facilities are located in bedsits – An automatic fire alarm and detection system fitted in accordance with BS 5839 Part 6, and conforming to Grade D, LD2. Smoke detectors in the hallways and heat detectors in bedsits, all interlinked together. Additional stand alone Grade D mains operated smoke detector in the room itself ... A mains operated fire alarm and detection system fitted in accordance with BS 5839 Part 6, and conforming to Grade D, LD2. Optical smoke detectors in the hallways/landings, shared lounges and cellars or basements and in every bedsit. A heat detector sited in each shared kitchen ... For the purposes of these standards there is no distinction between these uses so both types are included in this section”
Fire doors
Council's own standard
“All dedicated escape routes will consist of a protected staircase providing a minimum of 30 minutes fire resistance - this will be the door to the accommodation which will be a 30 minute fire resisting door ... Well fitting internal flush or panel doors that close and latch properly – no smoke seals ... Single contract; No more than 6 sharing; Professional or student type sharers; House to be traditional – no alterations or cooking in rooms; No vulnerable of higher risk occupiers; No cellars or basements”
Escape route
Council's own standard
“All dedicated escape routes will consist of a protected staircase providing a minimum of 30 minutes fire resistance, this will provide all occupants easy access to a place of safety ... Single contract; No more than 6 sharing; Professional or student type sharers; House to be traditional – no alterations or cooking in rooms; No vulnerable of higher risk occupiers; No cellars or basements”
Kitchen heat detector
LACORS national guide
“additional interlinked heat alarm with integral battery back-up located in the kitchen”
Emergency lighting
Council's own standard
“An HMO in this category may need emergency lighting in the escape ... staircase. This will depend upon the amount of borrowed light from ... outside, the proximity of streetlights and the staircase layout.”
Fire extinguishers
LACORS national guide
“a simple multi-purpose extinguisher is recommended on each floor in the common parts of HMOs and buildings containing flats.”
Spotted something out of date? Tell us and we will check it.
Common questions
Do I need a fire risk assessment for a Bedford HMO licence?
Can I do my own HMO fire risk assessment in Bedford?
Which fire safety standard does Bedford use for HMOs?
What fire alarm does a 3-storey shared house need in Bedford?
Check your Bedford HMO against the council's standard
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