HMO fire risk assessment
Fire risk assessments for Manchester HMOs.
Every Manchester HMO needs a written fire risk assessment. Do yours online to BS 9792:2025, and see what Manchester's own fire safety rules mean for your house.
Skip the £200–£500 assessor bill. Built on the guidance councils use, for £45.
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Written by Bradley, Founder of FRASafeCouncil rules last checked 27 September 2026How we check →
North West
Manchester's HMO fire safety rules
Manchester publishes its own HMO fire safety standard, "Standards for Houses in Multiple Occupation (Houses in Multiple Occupation Guidance and Amenity Standards)". FRASafe's assessment follows BS 9792:2025 and LACORS. Below is what Manchester's rules ask for in a typical house, so you know what to expect.
- Assessment for the licence
- Yes, with your licence application
- Who can carry it out
- A "competent person"
- Last checked
- 27 September 2026
Running an HMO in Manchester
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
Greater Manchester Fire and Rescue Service covers Manchester.
Source: manchesterfire.gov.uk- Selective licensing
Manchester runs selective licensing in Clayton and Openshaw, two areas of Gorton and Abbey Hey (Hyde Road and the Ladders), and Harpurhey, from 1 May 2022 to 30 April 2027, so most privately rented homes there need a licence, not just HMOs.
Source: manchester.gov.ukShow the official wording
“Clayton and Openshaw 1 May 2022 to 30 April 2027”
- Selective licensing
Manchester runs selective licensing in Longsight (The Royals), Levenshulme (Matthews Lane), Moss Side (Great Western Street and Claremont Road) and two areas of Rusholme (Laindon and Dickenson Road, and Birch Lane), from 9 August 2023 to 8 August 2028, so most privately rented homes there need a licence, not just HMOs.
Source: manchester.gov.ukShow the official wording
“Longsight (The Royals) 9 August 2023 to 8 August 2028”
- Selective licensing
Manchester runs selective licensing in parts of Cheetham, Crumpsall, Harpurhey, Longsight, Miles Platting and Newton Heath, and Moss Side, from 24 May 2025 to 23 May 2030, so most privately rented homes there need a licence, not just HMOs.
Source: manchester.gov.ukShow the official wording
“Cheetham: Flats above shops and Esmond / Avondale area 24 May 2025 to 23 May 2030”
- Planning
Turning a family home into a small HMO needs planning permission in the whole city (an Article 4 direction).
Source: manchester.gov.ukShow the official wording
“In Manchester planning permission is needed for a change of use from a typical home for a single household to a property used as a ‘small’ - between three and six people sharing - House in Multiple Occupation (HMO).”
- Licence fee
A new HMO licence from Manchester costs £1,321 for 5 people (£865 on application, £456 when granted), more for larger HMOs.
Source: manchester.gov.ukShow the official wording
“5 £865 £456 £1,321”
Applying for or renewing your Manchester HMO licence? Manchester wants a written fire risk assessment with your application.
Get my fire risk assessmentWorked example
What your Manchester fire risk assessment will check
A typical 3-storey shared house with 6 tenants, run through Manchester'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 D2, LD3)
“Shared house HMO of three or four storeys (shared cooking facilities) Grade D: LD3 coverage + additional detection to the kitchen, lounge and any cellar containing a risk (interlinked) Shared house HMO of five or six storeys (shared cooking facilities) Grade A: LD2 coverage ... Bedsit HMO of one or two storeys with individual cooking facilities within bedsits A mixed system: Grade D: LD2 coverage in the common areas and heat detectors in bedsits (interlinked) Grade D smoke alarm in each bedsit to protect the sleeping occupants (non-interlinked) Bedsit HMO of three to six storeys with individual cooking facilities within bedsits A mixed system: Grade A: LD2 coverage in the common areas ... Where cooking facilities are sited in shared kitchen, not within bedsits: interlinked smoke alarms with integral battery backup located in each bedsit”
If it's missing: High priority in your action plan
The fire alarm is Grade F. This house needs a Grade D2 system with LD3 coverage. Have a qualified alarm engineer upgrade it to BS 5839-6. Required by LACORS Housing - Fire Safety: guidance on fire safety provisions for certain types of existing housing (July 2008).
Fire doors
RequiredFire doors with self-closers on every bedroom and the kitchen
“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”
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
How do I get an HMO fire risk assessment done in Manchester?
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What will my Manchester fire risk assessment check?
Start your Manchester HMO fire risk assessment today
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