West Midlands
Sandwell HMO fire safety requirements
Sandwell publishes its own HMO fire safety standard, "Sandwell Council Standards and Amenities Guide for Houses in Multiple Occupation (HMO)" (Version 01, approved 19 June 2024). It is based on the Homestamp standard, which 10 other councils use too.
Is a fire risk assessment needed for the licence?
Yes, with your licence application
The council lists a written fire risk assessment as one of the documents you send with your HMO licence application.
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?
Sandwell Council Standards and Amenities Guide for Houses in Multiple Occupation (HMO)
Published Version 01, approved 19 June 2024.
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 Sandwell 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
- Not required
- Heat detector in the kitchen
- Required
- Emergency lighting
- Not required
- Fire blanket in the kitchen
- Required
- Fire extinguishers
- Not required
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
- Not required
- Fire blanket in the kitchen
- Required
- Fire extinguishers
- Not required
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
- Not required
| 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, 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 | 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 | Not required | Not required | Not required |
- 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
“2 Storey Shared • Sound traditional • Grade D LD3 ... Kitchen door to be FD30s ... All other doors to be sound,”
Fire doors
Council's own standard
“2 Storey Shared • Sound traditional • Grade D LD3 ... Kitchen door to be FD30s ... All other doors to be sound,”
Escape route
Council's own standard
“2 Storey Shared • Sound traditional • Grade D LD3 ... Kitchen door to be FD30s ... All other doors to be sound,”
Kitchen heat detector
LACORS national guide
“additional interlinked heat alarm with integral battery back-up located in the kitchen”
Emergency lighting
Shared regional standard
“Subject to a fire risk assessment emergency lighting should not be necessary, provided that the escape route is not long or complex and there is effective artificial or borrowed lighting. ... Where emergency lighting is considered to be necessary, it should be provided in accordance with the current BS 5266 Part 1 (or equivalent) to cover the protected escape route.”
Fire extinguishers
Shared regional standard
“Landlords should consider the following points where extinguishers are to be provided ... devices. Unless a fire is very small, it is best ... on balance to encourage people simply to”
Spotted something out of date? Tell us and we will check it.
Not in Sandwell?
Councils using the same standard as Sandwell
Common questions
Do I need a fire risk assessment for a Sandwell HMO licence?
Can I do my own HMO fire risk assessment in Sandwell?
Which fire safety standard does Sandwell use for HMOs?
What fire alarm does a 3-storey shared house need in Sandwell?
Check your Sandwell HMO against the council's standard
Answer plain-English questions about your house and get a fire risk assessment report built on Sandwell's rules. £45, no subscription.