HMO fire risk assessment
Fire risk assessments for Newcastle upon Tyne HMOs.
Every Newcastle upon Tyne HMO needs a written fire risk assessment. Do yours online to BS 9792:2025, and see what Newcastle upon Tyne's own fire safety rules mean for your house.
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Written by Bradley, Founder of FRASafeCouncil rules last checked 14 October 2026How we check →
North East
Newcastle upon Tyne's HMO fire safety rules
Newcastle upon Tyne publishes its own HMO fire safety standard, "Property Licensing Standards for Houses in Multiple Occupation" (October 2023, Version 1.1). FRASafe's assessment follows BS 9792:2025 and LACORS. Below is what Newcastle upon Tyne's rules ask for in a typical house, so you know what to expect.
- Assessment for the licence
- Expected, but not sent in
- Who can carry it out
- No rule on who writes it
- Last checked
- 14 October 2026
Running an HMO in Newcastle upon Tyne
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
Tyne and Wear Fire and Rescue Service covers Newcastle upon Tyne.
Source: twfire.gov.uk- Additional licensing
Newcastle upon Tyne runs additional licensing in the whole city (HMOs with three or more people from two or more households), from 5 April 2025 to 5 April 2030, so smaller HMOs there need a licence too, not only those big enough for a mandatory licence.
Source: new.newcastle.gov.ukShow the official wording
“This designation is made on 22 October 2024 and shall come into force on 5 April 2025”
- Selective licensing
Newcastle upon Tyne runs selective licensing in eight named areas: Cowgate, West End Terraces, part of Benwell (around Howdene Road), Lemington, Denton Court, Columbia Grange, Byker Old Town and Greater High Cross, so most privately rented homes there need a licence, not just HMOs.
Source: new.newcastle.gov.ukShow the official wording
“There are eight selective licensing areas are designated in the city.”
- Planning
Turning a family home into a small HMO needs planning permission in parts of Heaton, High West Jesmond, Jesmond, South Gosforth, Sandyford and Spital Tongues (an Article 4 direction, in force since 25 November 2011).
Source: newcastle.gov.ukShow the official wording
“25 November 2011 | Parts of Heaton, High West Jesmond, Jesmond, South Gosforth, Sandyford and Spital Tongues”
- Planning
Turning a family home into a small HMO needs planning permission in parts of High West Jesmond and North Jesmond (an Article 4 direction, in force since 9 December 2012).
Source: newcastle.gov.ukShow the official wording
“There are three Article 4 directions which control changes of use from Class C3 (family dwelling) to C4 (house in multiple occupation) in Newcastle.”
- Planning
Turning a family home into a small HMO needs planning permission in Saint Gabriel's Estate in Heaton (an Article 4 direction, in force since 9 August 2013).
Source: newcastle.gov.ukShow the official wording
“There are three Article 4 directions which control changes of use from Class C3 (family dwelling) to C4 (house in multiple occupation) in Newcastle.”
- Licence fee
A new HMO licence from Newcastle upon Tyne costs £1,100 (£350 on application, £750 on approval), from June 2025.
Source: new.newcastle.gov.ukShow the official wording
“Additional and Mandatory HMO Licence Fee Part A element (application & processing) £350 Part B element (enforcement) £750 Total licence fee £1100”
Applying for or renewing your Newcastle upon Tyne 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 Newcastle upon Tyne fire risk assessment will check
A typical 3-storey shared house with 6 tenants, run through Newcastle upon Tyne'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, LD1)
“Hardwired and interlinked smoke and heat detectors with battery back-up must be installed”
If it's missing: High priority in your action plan
The fire alarm is Grade F. This house needs a Grade D2 system with LD1 coverage. Have a qualified alarm engineer upgrade it to BS 5839-6. Required by Property Licensing Standards for Houses in Multiple Occupation (Newcastle City Council) (October 2023, Version 1.1).
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 lighting must be provided if escape route is long, complex or lacks sufficient borrowed light”
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.”
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- 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
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