North East
County Durham HMO fire safety requirements
County Durham publishes its own HMO fire safety standard, "Fire Safety Standards in Houses in Multiple Occupation (County Durham and Darlington FRS, Durham County Council and Darlington Borough Council)" (October 2015).
Is a fire risk assessment needed for the licence?
Yes, as a licence condition
You need a written fire risk assessment as a condition of the licence, and the council can ask to see it at any time.
Who can carry it out?
A "competent person"
The council says a "competent person" must carry it out. In fire safety law that means someone with enough training, experience or knowledge to assess the house properly. A careful landlord can meet that.
Which standard applies?
Fire Safety Standards in Houses in Multiple Occupation (County Durham and Darlington FRS, Durham County Council and Darlington Borough Council)
Published October 2015.
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 County Durham 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
- Required
- Protected escape route
- Required
- Heat detector in the kitchen
- Required
- Emergency lighting
- Not required
- Fire blanket in the kitchen
- Required*
- Fire extinguishers
- Not advised
3-storey shared house, 6 tenants
- Fire alarm system
- Grade A, LD2
- 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 D2, LD3 | Grade A, LD2 | 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 | Required | Required | Required |
| Protected escape route | Required | Required | Required |
| Heat detector in the kitchen | Required | Required | Required |
| Emergency lighting | Not required | Required | Required |
| Fire blanket in the kitchen | Required* | Required* | Required* |
| Fire extinguishers | Not advised | Not advised | Not advised |
- 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)
- * The council's own standard asks for less here, so we show the LACORS minimum. We never go below LACORS.
In the council's own words
The wording these requirements come from, quoted from the published documents.
Fire alarms
Council's own standard
“Fire warning and detection conforming to BS 5839 Grade A to be provided in common areas, in individual dwellings / bedsits / study bedrooms, a Grade D LD2 System must be provided ... A Grade D LD2 System only may be used throughout the HMO where a written fire risk assessment clearly indicates that the protection reaches an equivalent standard”
Fire doors
LACORS national guide
“30-minute protected route note 8, is required, including 30-minute fire-resisting construction and FD30 doors to all risk rooms (without smoke seals ... 30-minute fire-resisting construction and FD30S doors to all risk rooms. Travel distance must not be excessive”
Escape route
Council's own standard
“You must ensure that a protected route to a final exit door is provided. This must incorporate half hour fire resisting walls, ceilings and fire doors”
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
“Suitable emergency lights must be installed in accordance with the appropriate British Standard or European equivalent standard to all escape routes and windowless accommodation”
Fire extinguishers
Council's own standard
“Generally, the use of fire extinguishers without adequate instruction and training should be discouraged ... recommended that a small dry powder guaranteed shelf life extinguisher is located in all bedsits and shared kitchens”
Spotted something out of date? Tell us and we will check it.
Common questions
Do I need a fire risk assessment for a County Durham HMO licence?
Can I do my own HMO fire risk assessment in County Durham?
Which fire safety standard does County Durham use for HMOs?
What fire alarm does a 3-storey shared house need in County Durham?
Check your County Durham HMO against the council's standard
Answer plain-English questions about your house and get a fire risk assessment report built on County Durham's rules. £45, no subscription.