East of England
Broxbourne HMO fire safety requirements
Broxbourne publishes its own HMO fire safety standard, "The Borough of Broxbourne Standards (Amenity Guidance and Statutory Requirements for HMOs), section 5 Fire Precautionary Facilities" (October 2020). It is based on the Hertfordshire standard, which 3 other councils use too.
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?
The Borough of Broxbourne Standards (Amenity Guidance and Statutory Requirements for HMOs), section 5 Fire Precautionary Facilities
Published October 2020.
Read the council's document →When did we last check?
11 October 2026
We re-check every council's documents each month and update this page when they change.
What Broxbourne 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 D1, 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
- Required
- Fire blanket in the kitchen
- Required
- Fire extinguishers
- Not advised
3-storey shared house, 6 tenants
- Fire alarm system
- Grade A, 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
- Required
- Fire blanket in the kitchen
- Required
- Fire extinguishers
- Not advised
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
- Required
- Fire blanket in the kitchen
- Required
- Fire extinguishers
- Not advised
| 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 D1, LD2, plus a linked smoke alarm in each letting | Grade A, 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 | Required | Required | Required |
| Fire door on the kitchen | Required | Required | Required |
| Protected escape route | Required | Required | Required |
| Heat detector in the kitchen | Required | Required | Required |
| Emergency lighting | Required | Required | Required |
| Fire blanket in the kitchen | Required | Required | Required |
| Fire extinguishers | Not advised | Not advised | Not advised |
- Grade D1 (mains alarms with a sealed backup battery)
- Grade A (a panel system with call points)
- 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
Shared regional standard
“All HMOs must have automatic fire alarm systems installed. The requirements are different for two storey HMOs and for three (or more) storey HMOs ... Provide a Fire Alarm System to include smoke detectors in every bedroom, throughout the escape route and in communal living rooms ... The detectors must be hard wired to the mains and interlinked with integral battery back-up. The system must comply with the current British Standard 5839 part 6: Grade D1, LD2 (or equivalent) ... interlinked with a control panel containing battery back-up. The system must comply with the current British Standard 5839 part 6: Grade A LD2 (or equivalent).”
Fire doors
Shared regional standard
“Ensure that there are self-closing fire doors that provide 30 minutes fire and smoke protection (FD30S) on all bedrooms, kitchens and living rooms.”
Escape route
Shared regional standard
“All HMOs shall be provided with an adequate protected means of escape from fire, together with other fire precautions including so far as necessary, a fire detection and warning system with emergency lighting to the satisfaction of the inspecting officer.”
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
“a fire detection and warning system, fire exit signs and emergency lighting (if the routes are complex and long) to the satisfaction of the inspecting officer ... Arrange for the installation of suitable and sufficient emergency lighting to provide adequate coverage to the protected fire escape route.”
Fire extinguishers
Shared regional standard
“The use of fire extinguishers is not recommended in HMOs, however if they are provided they must be: a) Checked and serviced annually with records kept.”
Spotted something out of date? Tell us and we will check it.
Not in Broxbourne?
Councils using the same standard as Broxbourne
Common questions
Do I need a fire risk assessment for a Broxbourne HMO licence?
Can I do my own HMO fire risk assessment in Broxbourne?
Which fire safety standard does Broxbourne use for HMOs?
What fire alarm does a 3-storey shared house need in Broxbourne?
Check your Broxbourne HMO against the council's standard
Answer plain-English questions about your house and get a fire risk assessment report built on Broxbourne's rules. £45, no subscription.