HMO fire risk assessment

Fire risk assessments for London HMOs.

Every London HMO needs a written fire risk assessment. Each borough sets its own HMO rules, so find yours below, then do your assessment online.

Skip the £200–£500 assessor bill. Built on the guidance councils use, for £45.

BS 9792:2025 methodBuilt on the LACORS guideWorks offline on-siteInstant PDF report

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London33 London boroughs

Council rulesSet by each borough

Typical assessor cost£200–£500

With FRASafe£45

TurnaroundSame day

Written by Bradley, Founder of FRASafeHow we check →

London

Find your London borough's rules

Each London borough licenses HMOs itself, and many publish their own fire safety standard. Enter the property's postcode to see what your borough asks for.

See what each London borough requires →HMO fire safety standards for every council →What does a complete HMO fire risk assessment cover? →How often does an HMO fire risk assessment need reviewing? →

London boroughs at a glance

Of the 33 London councils we could check, 27 license smaller HMOs through additional licensing, 22 run selective licensing, and 20 need planning permission to turn a family home into a small HMO in at least part of the borough.

London Fire Brigade covers every borough. Its advice for landlords

Each entry links to the council page it comes from. “None found” means the council's own pages did not show one; “Not checked” means its website could not be read.

Barking and Dagenham

Additional licensing: Area not stated
Selective licensing: Some areas
Planning for small HMOs: None found
New HMO licence fee: £1,500 for a mandatory HMO licence up to 5 rooms

Barnet

Additional licensing: Whole borough
Selective licensing: Proposed
Planning for small HMOs: Whole borough
New HMO licence fee: None found

Bexley

Additional licensing: None found
Selective licensing: Some areas
Planning for small HMOs: Whole borough
New HMO licence fee: £350 plus £330 per letting

Brent

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: Some areas
New HMO licence fee: £1,040 plus £25 for each habitable room over the first five

Bromley

Additional licensing: None
Selective licensing: None found
Planning for small HMOs: None found
New HMO licence fee: £2,648 for up to 5 units

Camden

Additional licensing: Whole borough
Selective licensing: None found
Planning for small HMOs: None found
New HMO licence fee: None found

City of London

Additional licensing: None found
Selective licensing: None found
Planning for small HMOs: None found
New HMO licence fee: £1,050 for up to 5 lettings

Croydon

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: Whole borough
New HMO licence fee: £295 per habitable room, up to a maximum of £5,907

Ealing

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: Some areas
New HMO licence fee: £1,500 for up to 5 bedrooms

Enfield

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: None found
New HMO licence fee: None found

Greenwich

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: Whole borough
New HMO licence fee: None found

Hackney

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: None found
New HMO licence fee: £1,400

Hammersmith and Fulham

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: None found
New HMO licence fee: None found

Haringey

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: Some areas
New HMO licence fee: None found

Harrow

Additional licensing: Area not stated, from 6 January 2027
Selective licensing: Some areas
Planning for small HMOs: Whole borough
New HMO licence fee: £1,900 for a new application

Havering

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: Some areas
New HMO licence fee: £1,329 for up to 5 lettings

Hillingdon

Additional licensing: Whole borough
Selective licensing: None found
Planning for small HMOs: Whole borough
New HMO licence fee: £1,656

Hounslow

Additional licensing: Whole borough
Selective licensing: None found
Planning for small HMOs: Some areas
New HMO licence fee: £1,608 plus £25 for each household in the HMO

Islington

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: None found
New HMO licence fee: £900 plus £100 per bedroom

Kensington and Chelsea

Additional licensing: Whole borough
Selective licensing: None found
Planning for small HMOs: None found
New HMO licence fee: £1,493 for up to 5 rooms

Kingston upon Thames

Additional licensing: None
Selective licensing: None found
Planning for small HMOs: None found
New HMO licence fee: £319.40 per letting for a new licence

Lambeth

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: Some areas
New HMO licence fee: £550 per habitable room

Lewisham

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: Whole borough
New HMO licence fee: None found

Merton

Additional licensing: Some areas
Selective licensing: Some areas
Planning for small HMOs: Whole borough
New HMO licence fee: £1,949.79 for 2 units, rising to £2,464.43 for 10 units

Newham

Additional licensing: Some areas
Selective licensing: Some areas
Planning for small HMOs: Some areas
New HMO licence fee: £1,400 for up to 5 lettings

Redbridge

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: Whole borough
New HMO licence fee: £1,865.34 for 2 households, rising to £2,728.51 for 10 or more

Richmond upon Thames

Additional licensing: None found
Selective licensing: None found
Planning for small HMOs: None found
New HMO licence fee: £1,827 for 5 bedrooms

Southwark

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: Some areas
New HMO licence fee: £1,653.50 for the first 5 lettings plus £110 per letting above 5

Sutton

Additional licensing: Whole borough
Selective licensing: None found
Planning for small HMOs: Whole borough
New HMO licence fee: £319.40 per let

Tower Hamlets

Additional licensing: Whole borough
Selective licensing: None found
Planning for small HMOs: Whole borough
New HMO licence fee: £977 plus £68.50 per habitable room for an online application

Waltham Forest

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: Whole borough
New HMO licence fee: £1,650 for an HMO with up to 8 units

Wandsworth

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: None found
New HMO licence fee: £1,711 for 3 bedrooms, rising to £2,117 for 10 or more

Westminster

Additional licensing: Whole borough
Selective licensing: Some areas
Planning for small HMOs: None found
New HMO licence fee: £1,540 for up to 5 bedrooms

Borough	Additional licensing	Selective licensing	Planning for small HMOs	New HMO licence fee
Barking and Dagenham	Area not stated	Some areas	None found	£1,500 for a mandatory HMO licence up to 5 rooms
Barnet	Whole borough	Proposed	Whole borough	None found
Bexley	None found	Some areas	Whole borough	£350 plus £330 per letting
Brent	Whole borough	Some areas	Some areas	£1,040 plus £25 for each habitable room over the first five
Bromley	None	None found	None found	£2,648 for up to 5 units
Camden	Whole borough	None found	None found	None found
City of London	None found	None found	None found	£1,050 for up to 5 lettings
Croydon	Whole borough	Some areas	Whole borough	£295 per habitable room, up to a maximum of £5,907
Ealing	Whole borough	Some areas	Some areas	£1,500 for up to 5 bedrooms
Enfield	Whole borough	Some areas	None found	None found
Greenwich	Whole borough	Some areas	Whole borough	None found
Hackney	Whole borough	Some areas	None found	£1,400
Hammersmith and Fulham	Whole borough	Some areas	None found	None found
Haringey	Whole borough	Some areas	Some areas	None found
Harrow	Area not stated, from 6 January 2027	Some areas	Whole borough	£1,900 for a new application
Havering	Whole borough	Some areas	Some areas	£1,329 for up to 5 lettings
Hillingdon	Whole borough	None found	Whole borough	£1,656
Hounslow	Whole borough	None found	Some areas	£1,608 plus £25 for each household in the HMO
Islington	Whole borough	Some areas	None found	£900 plus £100 per bedroom
Kensington and Chelsea	Whole borough	None found	None found	£1,493 for up to 5 rooms
Kingston upon Thames	None	None found	None found	£319.40 per letting for a new licence
Lambeth	Whole borough	Some areas	Some areas	£550 per habitable room
Lewisham	Whole borough	Some areas	Whole borough	None found
Merton	Some areas	Some areas	Whole borough	£1,949.79 for 2 units, rising to £2,464.43 for 10 units
Newham	Some areas	Some areas	Some areas	£1,400 for up to 5 lettings
Redbridge	Whole borough	Some areas	Whole borough	£1,865.34 for 2 households, rising to £2,728.51 for 10 or more
Richmond upon Thames	None found	None found	None found	£1,827 for 5 bedrooms
Southwark	Whole borough	Some areas	Some areas	£1,653.50 for the first 5 lettings plus £110 per letting above 5
Sutton	Whole borough	None found	Whole borough	£319.40 per let
Tower Hamlets	Whole borough	None found	Whole borough	£977 plus £68.50 per habitable room for an online application
Waltham Forest	Whole borough	Some areas	Whole borough	£1,650 for an HMO with up to 8 units
Wandsworth	Whole borough	Some areas	None found	£1,711 for 3 bedrooms, rising to £2,117 for 10 or more
Westminster	Whole borough	Some areas	None found	£1,540 for up to 5 bedrooms

Applying for or renewing a London HMO licence? Whatever your borough asks for, fire safety law says your HMO needs a written fire risk assessment.

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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.”

Neil B. · HMO landlord · Nottingham

★★★★★

“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.”

Karin Tong · Trustpilot review

★★★★★

“Super smooth process for getting my fire safety report for my AirBNB property. Will be using again.”

John Harrington · Trustpilot review

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Fire Risk Assessment

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Lifetime access to your report
Annual review reminder

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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

Which fire safety rules apply to my London HMO?

Each of London's 33 boroughs licenses HMOs itself, and 29 of them publish fire safety rules of their own. The rest follow LACORS, the national guide. Use the postcode checker on this page to see your borough's rules.

Can I do my own HMO fire risk assessment in London?

None of London's boroughs insist on a qualified fire risk assessor, so a landlord can do it, as long as it is done properly.

Start your London HMO fire risk assessment today

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