Middlesbrough HMO Fire Safety Requirements — Alarms, Escape Routes and Compliance

Fire safety is one of the areas where HMO landlords in Middlesbrough face the most prescriptive requirements. Getting it wrong does not just risk a licence breach — it puts people's lives at risk and exposes you to some of the most serious enforcement action the council can take.

Smoke and Carbon Monoxide Alarms

Under the Smoke and Carbon Monoxide Alarm (England) Regulations 2015 (as amended), every rented property in England — not just HMOs — must have:

• A working smoke alarm on every storey that is used as living accommodation
• A carbon monoxide alarm in any room used as living accommodation that contains a fixed combustion appliance, excluding a gas cooker

For licensed HMOs in Middlesbrough, the requirements go further. As part of your licence application, you must submit a signed declaration confirming that working smoke alarms are installed on every storey and carbon monoxide alarms are fitted in rooms used as living accommodation that contain a fixed combustion appliance, excluding gas cookers.

Middlesbrough Council's HMO fire-safety guide sets the alarm system by property type and number of storeys. It specifies interlinked alarms for some layouts and different arrangements for others, so a stand-alone battery alarm in each room is not a universal substitute for the system specified for your HMO. The Management of Houses in Multiple Occupation (England) Regulations 2006 require the manager to ensure fire alarms are maintained in good working order.

Escape Routes

The HMO management regulations impose a continuous duty to maintain clear escape routes. This means:

• All hallways, stairways and landings used as escape routes must be kept clear of obstruction at all times
• Fire doors must be fitted where the property layout requires them (typically on bedroom doors, kitchen doors, and doors opening onto escape corridors in larger HMOs)
• Emergency lighting may be required in internal hallways and stairwells where natural light is insufficient

These requirements are assessed during HHSRS inspections, and fire risk is one of the 21 hazard types the Private Sector Housing Team evaluates. A Category 1 (high-risk) fire hazard places a statutory duty on the council to take enforcement action, which can include Improvement Notices, Prohibition Orders, or emergency remedial action.

Furniture and Furnishing Safety

If you provide furnished accommodation, all upholstered furniture and soft furnishings must comply with the Furniture and Furnishings (Fire) (Safety) Regulations 1988. This includes sofas, mattresses, bed bases, cushions, and pillows. Each item should carry a permanent fire safety label.

As a condition of selective and HMO licences in Middlesbrough, you must supply declarations confirming compliance on demand. Replacing non-compliant furniture before your licence application avoids this becoming a reason for refusal or a condition breach.

What the Council Checks

During a property inspection, officers will look at:

• The type and positioning of smoke and CO alarms
• Whether fire doors are fitted, self-closing, and not propped open
• Whether escape routes are clear and adequately lit
• The condition and labelling of furnished items
• Whether you have an emergency evacuation plan displayed in communal areas (for larger HMOs)

Failure to comply with an Improvement Notice related to fire safety carries civil penalties of up to £40,000. For Category 1 fire hazards, the council can take emergency remedial action at the landlord's expense without waiting for a notice period.

Our Middlesbrough Landlord Licensing guide covers the complete document and safety checklist for both HMO and selective licence applications, including what fire safety evidence to prepare before you submit.

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