HMO fire risk assessment
Fire risk assessments for Leeds HMOs.
Every Leeds HMO needs a written fire risk assessment. Do yours online to BS 9792:2025, and see what Leeds's own fire safety rules mean for your house.
Skip the £200–£500 assessor bill. Built on the guidance councils use, for £45.
Refund guarantee: full refund if your council rejects our report’s format or the standard it’s written to. Terms apply.
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Written by Bradley, Founder of FRASafeCouncil rules last checked 27 September 2026How we check →
Yorkshire and The Humber
Leeds's HMO fire safety rules
Leeds publishes its own HMO fire safety standard, "Fire Safety Principles for Residential Accommodation" (November 2019). FRASafe's assessment follows BS 9792:2025 and LACORS. Below is what Leeds's rules ask for in a typical house, so you know what to expect.
- Assessment for the licence
- Not stated by the council
- Who can carry it out
- No rule on who writes it
- Last checked
- 27 September 2026
Running an HMO in Leeds
The local rules and contacts that sit alongside your fire risk assessment, each taken from the council's or fire service's own website.
- Fire and rescue service
West Yorkshire Fire and Rescue Service covers Leeds.
Source: westyorksfire.gov.uk- Selective licensing
Leeds runs selective licensing in parts of the Armley, Beeston and Holbeck, Burmantofts and Richmond Hill, Hunslet and Riverside, Gipton and Harehills, and Farnley and Wortley wards, from 9 February 2026, so most privately rented homes there need a licence, not just HMOs.
Source: leeds.gov.ukShow the official wording
“From 9 February 2026, you will need to have applied to the council for a selective licence if you rent out your property in certain parts of the city.”
- Licence fee
A new HMO licence from Leeds costs £975 (£635 on application, £340 later).
Source: leeds.gov.ukShow the official wording
“You will get a £150 discount on the second part of the fee if you are a Leeds Rental Standard member.”
Applying for or renewing your Leeds HMO licence? Fire safety law says your HMO needs a written fire risk assessment, whatever the licence form asks.
Get my fire risk assessmentWorked example
What your Leeds fire risk assessment will check
A typical 3-storey shared house with 6 tenants, run through Leeds's rules. Each item shows the wording it comes from, and what your action plan says if the house is missing it. Your own house may need more or less, which is what the assessment works out.
Fire alarm
RequiredA linked fire alarm system (Grade D1, LD2)
“Where one or more floor level exceeds 4.5 metres above the ground level ... A mixed grade AFD is required, comprising an LD2 Grade A AFD with a control panel located on the inside wall adjacent to the exit door ... where cooking facilities are located within the bedsits, there should be an interlinked Grade A heat detector in each bedsit and a non-interlinked Grade D smoke alarm in each bedsit ... A mixed grade AFD system is required comprising an LD2 Grade D AFD with interlinked smoke detectors located throughout route of escape ... Large Shared (Higher Risk) HMO - Three to Four Storey Building ... Small Shared HMO - Up To Two Storey Buildings”
If it's missing: High priority in your action plan
The fire alarm is Grade F. This house needs a Grade D1 system with LD2 coverage. Have a qualified alarm engineer upgrade it to BS 5839-6. Required by Fire Safety Principles for Residential Accommodation (Leeds City Council, with West Yorkshire FRS and authorities) (November 2019).
Fire doors
RequiredFire doors with self-closers on every bedroom and the kitchen
The council asks for less here, so the LACORS minimum is used.
“A risk room is a room with a function, where its use or contents present a risk of a fire occurring and developing. Typically this would be a kitchen, shared living room or bedsit room. However on risk assessment it could also include bedrooms due to their location”
If it's missing: High priority in your action plan
Not every bedroom door is a fire door with a self-closer. Fit FD30 fire doors with self-closers to all bedrooms. Required by LACORS Housing - Fire Safety: guidance on fire safety provisions for certain types of existing housing (July 2008).
Escape route
RequiredA protected escape route, with the hall and stairs giving 30 minutes' fire resistance
“No requirement for full 30-minute protected route note 7, but the escape route should have sound, traditional construction and should not pass through risk rooms ... 30-minute protected route note 8, is required, including 30-minute fire-resisting construction”
If it's missing: High priority in your action plan
The hallway and stairs are not confirmed as a 30-minute protected route. Make good any holes or open-plan gaps so walls and ceilings give 30 minutes' fire resistance. Required by LACORS Housing - Fire Safety: guidance on fire safety provisions for certain types of existing housing (July 2008).
Kitchen heat detector
RequiredA linked heat detector in the kitchen
“additional interlinked heat alarm with integral battery back-up located in the kitchen”
If it's missing: High priority in your action plan
Not every kitchen has a linked heat alarm. Fit an interlinked heat alarm in each kitchen. Required by LACORS Housing - Fire Safety: guidance on fire safety provisions for certain types of existing housing (July 2008).
Emergency lighting
Not needed hereNot needed in this example house
“Emergency escape lighting required only if the route is long or complex or where there is no effective borrowed light ... Shared house HMO of five or six storeys (shared cooking facilities) Conventional lighting and emergency escape lighting”
Spotted something out of date? Tell us and we will check it.
How it works
From Blank Screen to Finished Report in 35 Minutes
Produce a BS 9792:2025 HMO fire risk assessment, checked against the LACORS housing fire safety guide that most councils use.
You do not need to be a fire-safety expert. FRASafe turns the legal requirements into plain-English questions and builds the report for you.
Complete the assessment
Answer structured questions covering fire hazards, means of escape, fire detection, fire doors, and more, mapped to BS 9792:2025 and the RRO 2005. Progress saved automatically.
Review findings & action plan
FRASafe generates a prioritised action plan with risk ratings for every finding. Review and sign your declarations before generating the report.
Download your PDF report
For £45, download your finished fire risk assessment PDF, laid out for your licence application.
Real reviews
What HMO landlords say
“I manage three HMOs. An assessor quoted £350 each, over £1,000. I did all three with FRASafe in an afternoon for £135.”
“I was required to undergo a fire risk assessment as part of my HMO application. I found the Frasafe online form easy to complete and upload information to produce a Fire Risk Assessment that was relevant to my property. The price point of £45 was affordable, making Frasafe the right choice for my needs as a busy Landlord.”
“Super smooth process for getting my fire safety report for my AirBNB property. Will be using again.”
Free tool
How fire-safe is your HMO?
Take the free 60-second fire safety check and get an instant Red, Amber or Green score, plus the things to fix first. No obligation.
Simple pricing
No subscription. No hidden fees. Pay once per report.
£200–£500 professional assessor
- Full BS 9792:2025 questionnaire
- Works offline on-site
- PDF fire risk assessment in your name
- Built on the LACORS fire safety guide
- Lifetime access to your report
- Annual review reminder
One-off payment, taken securely at checkout.
Rejected report? Full refund.
If your council rejects your FRASafe report because of its format or the standard it is written to, send us their reason in writing within 30 days and we will refund your £45 in full. You take no risk. This does not apply if you went ahead after we told you your council requires a qualified assessor.
Common questions
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Start your Leeds HMO fire risk assessment today
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