HMO fire risk assessment
Fire risk assessments for York HMOs.
Every York HMO needs a written fire risk assessment. Do yours online to BS 9792:2025, and see what York'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 12 October 2026How we check →
Yorkshire and The Humber
York's HMO fire safety rules
York publishes its own HMO fire safety standard, "Fire Safety Guidance for HMOs" (4 September 2019, V1.0). It is based on the North Yorkshire standard, which 1 other council uses too. FRASafe's assessment follows BS 9792:2025 and LACORS. Below is what York'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
- No rule on who writes it
- Last checked
- 12 October 2026
Running an HMO in York
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
North Yorkshire Fire and Rescue Service covers York.
Source: northyorksfire.gov.uk- Additional licensing
York runs additional licensing in 8 wards (Clifton, Fishergate, Fulford and Heslington, Guildhall, Heworth, Hull Road, Micklegate, and Osbaldwick and Derwent), from 1 April 2023 to 31 March 2028, so smaller HMOs there need a licence too, not only those big enough for a mandatory licence.
Source: york.gov.ukShow the official wording
“Under additional HMO Licensing, from 1 April 2023, an HMO licence is required for any HMO occupied by 3 or 4 people who form more than one household, where householders share facilities such as the kitchen, bathroom, or toilet.”
- Planning
Turning a family home into a small HMO needs planning permission in the main urban area of York (an Article 4 direction, in force since 20 April 2012).
Source: york.gov.ukShow the official wording
“The Article 4 Direction in relation to Houses in Multiple Occupation means that planning permission is needed for 'change of use' for houses within the main urban area of York if they change from 'a dwelling house' (Use Class C3) to a 'House in Multiple Occupation' (Use Class C4).”
- Licence fee
A new HMO licence from York costs £1,524 for 3 to 6 occupants (£914 first stage and £610 second stage), 2026 to 2027.
Source: york.gov.ukShow the official wording
“Fees for 2026 to 2027 ... 3 to 6 occupants £914 £610 £1,524”
- Licensed HMOs
2,389 HMOs on York's licence register (19 October 2026).
Source: york.gov.ukShow the official wording
“City of York Council HMO Licence Public Register List Date 19/10/2026”
Applying for or renewing your York HMO licence? York wants a written fire risk assessment with your application.
Get my fire risk assessmentWorked example
What your York fire risk assessment will check
A typical 3-storey shared house with 6 tenants, run through York'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)
“interlinked hard-wired smoke detectors (heat detector to kitchen) with integral battery back up within the staircase enclosure, rooms accessed from the staircase enclosure (with the exception of the bathroom/WC) (Include all bedrooms, living rooms, dining rooms and cellar ... Automatic Fire Detection and alarm system throughout the building (staircase enclosure and lobbies and rooms leading off the staircase enclosure) ... Grade A system in accordance with British Standard 5839: Part 1”
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
“Fire doors to all rooms leading onto a means of escape (with the exception of bathrooms/WC) ... Fire doors to all rooms that can be accessed from the staircase, (with the exception of the bathroom/WC) ... fire resistant doors to all rooms leading onto a means of escape (with the exception of bathrooms/WC), including fire doorsets to British Standard 8214”
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 Fire Safety Guidance for Houses in Multiple Occupation (North Yorkshire FRS and the North Yorkshire authorities, hosted by North Yorkshire Council) (June 2018).
Escape route
RequiredA protected escape route, with the hall and stairs giving 30 minutes' fire resistance
“Walls to the ground floor kitchen and to the staircase enclosure to be ... 30 minute protected route including wall and ceiling constructions to risk rooms ... A protected escape route should be provided”
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 Fire Safety Guidance for Houses in Multiple Occupation (North Yorkshire FRS and the North Yorkshire authorities, hosted by North Yorkshire Council) (June 2018).
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.”
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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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