Barking and Dagenham Fire Safety Requirements for Landlords

Fire safety is one of the first things LBBD inspectors check during a licence visit — and one of the easiest areas to get wrong. The requirements differ between selective and HMO properties, and the national regulations have been tightened in recent years.

Smoke Alarms

Under the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022, every privately rented property in England must have a working smoke alarm on every storey used as living accommodation. This applies to all LBBD licensed properties — selective and HMO alike.

The alarms must be functional at the start of each tenancy, and LBBD licence conditions require ongoing maintenance records showing regular testing. Battery-operated alarms are acceptable for selective properties, though mains-powered units with battery backup are more reliable and look better at inspection.

Carbon Monoxide Detectors

A carbon monoxide alarm must be installed in any room used wholly or partly as living accommodation that contains a fixed combustion appliance, other than a gas cooker. This includes rooms with a gas boiler, gas fire or solid-fuel appliance. The 2022 amendment extended the requirement beyond solid-fuel appliances.

The detector needs to be in the same room as the appliance, not in an adjacent hallway. If your property has a gas boiler in the kitchen and a gas fire in the living room, you need a CO alarm in both rooms.

HMO-Specific Requirements

HMO properties have substantially higher fire safety standards than selective properties:

Fire Risk Assessment — every HMO must have a written fire risk assessment conducted under the Regulatory Reform (Fire Safety) Order 2005. This isn't a one-off: the assessment should be reviewed regularly and updated whenever the property layout, occupancy or risk profile changes.

Mains-Powered Fire Alarm System — HMOs need a Grade A (fully addressable) or Grade D (mains-powered with integral battery backup) fire alarm system, depending on size and layout. Annual test certificates must be held for the system.

Emergency Lighting — where emergency lighting is fitted (common in larger HMOs with internal corridors or stairwells), annual test certificates are required.

All three sets of certificates must be uploaded as part of the HMO licence application and kept current throughout the licence term.

What the Inspector Looks For

During the licence inspection, LBBD officers check:

• Smoke alarms on every storey — pressed to test they're working
• CO alarms in rooms used wholly or partly as living accommodation that contain a fixed combustion appliance other than a gas cooker
• Escape routes clear and unobstructed
• Fire doors properly fitted and self-closing (HMOs)
• Fire alarm panel showing no faults (HMOs with Grade A systems)
• Emergency lighting functional (where installed)
• Written fire risk assessment available (HMOs)

A failed fire safety check can cost you the Silver or Gold fee discount and may result in an Improvement Notice under the HHSRS if the inspector identifies a Category 1 fire hazard.

Getting It Right Before You Apply

The cheapest fire safety failure is the one you fix before submitting your application. Walk the property yourself: test every alarm, check CO detector placement, clear escape routes, and — for HMOs — confirm your fire risk assessment is current and your alarm certificates are within date.

The Barking and Dagenham Landlord Licensing Guide includes an inspection preparation checklist covering fire safety alongside all other compliance areas.

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