What Are the Fire Safety Regulations for Landlords in East London?
By Wextons | Created on 16th February 2026
Recent fire safety regulations for rental properties set guidelines on everything from fire alarms to furnishings. Does your property match up? With potentially deadly consequences, it’s important to take fire safety regulations.
As a landlord in Aldgate, Canning Town or Wapping, you may also be governed by local authority licensing rules, and stricter fire safety rules for certain property types. East London’s high share of HMOs (at 9,000 in Tower Hamlets alone, according to council figures) means that many local landlords need to take extra fire safety precautions.
Find out what the current fire safety regulations for landlords are in our introductory guide.
What are the legal requirements for fire safety?
Under the Housing Act 2004 and Regulatory Reform (Fire Safety) Order 2005, landlords are legally required to keep their rental properties as safe from fire hazards as possible. The 5-yearly EICR and annual gas safety check go some way to keeping your tenants safe, but there’s more for landlords to do to stay compliant.
1. Carry out a fire safety risk assessment
Before a new tenancy and at regular property inspections, carry out a fire safety risk assessment and take all reasonable measures to tackle fire risks.
As part of the fire safety risk assessment, you may want to check:
Electrical plug sockets and light switches
Potential fire risks from flammable objects
Fire escape routes
Fire alarms, emergency exit signs, fire extinguishers and fire doors
2. Provide smoke & carbon monoxide alarms
The Smoke and Carbon Monoxide (England) Regulations 2015 and its 2022 amendment, landlords must install and maintain a smoke alarm on each storey of the rental property, and a CO2 alarm in any room with a fuel burning appliance. For instance, a coal fire, or a wood-burning stove.
3. Ensure tenants have access to fire escape routes
Ensure there’s a suitable fire escape route and that it’s kept clear at all times. In the event of a fire, storage boxes or bikes in corridors areas, stairwells or across doors could delay their escape.
5. Provide fire alarms & extinguishers for large HMOs
If you rent out a large house in multiple occupation (HMO) then you should provide your tenants with fire extinguishers, fire blankets and sufficient fire alarms. Check local council guidelines for any additional measures you may need to take.
What are the fire safety rules for HMOs & high-rise flats?
The Fire Safety (England) Regulations 2022 introduced new fire safety regulations for landlords who are Responsible Persons of high rise flats or HMOs. This strengthens the Regulatory Reform (Fire Safety) Order 2005’s requirements for landlords to carry out careful fire risk assessments, and take steps to reduce fire risks.
The recommended HMO and high rise fire safety measures broadly include:
Fire escape routes – Identify them and check that they are kept clear.
Alarm systems – Install heat detectors and hard-wired, interlinked smoke detectors.
Fire doors – Fit self-closing fire doors to flats, corridors, stairwell entrances and bedrooms. In accordance with Fire Safety (England) Regulations 2022 guidance, check that fire doors are in “good working order and in good repair” and aren’t propped open.
Thumb turn locks – HMOs should have thumb turns locks to exit main doors.
Fire safety information – Display fire safety and escape route information clearly in a common area.
Exact rules and documentation varies according to the property type – a good letting agent can advise). For example, when applying for a mandatory HMO licence, you may need to supply the fire detection and warning system commissioning certificate or testing certificate. Tower Hamlets offers guidance for HMO landlords here.
How can I ensure fire safety compliance as an east London landlord?
You may need to take steps that aren’t explicitly set out to meet your fire safety obligations as a landlord. For example, installing fire doors can protect your tenants – they should be fire resistant for at least 30 or 60 minutes (FD30 or FD60 certified).
PAT testing is mandatory under domestic fire safety regulations for landlords in Scotland, yet optional for single family properties in England and Wales. However, landlords are legally required to ensure that any appliances such as fridges, kettles or toasters you provide are safe to use. Portable appliance testing is an effective way to stay compliant.
What fire safety checks are landlords legally required to carry out?
Landlords in England are legally required to carry out a fire safety risk assessment before a new tenancy begins and at regular intervals thereafter.
This includes checking electrical sockets and light switches, identifying potential fire hazards from flammable materials, confirming fire escape routes are accessible and unobstructed, and ensuring fire alarms, emergency exit signs, extinguishers and fire doors are all in working order. The overarching legal framework comes from the Housing Act 2004 and the Regulatory Reform (Fire Safety) Order 2005.
How many smoke alarms does a landlord need to install?
Under the Smoke and Carbon Monoxide (England) Regulations 2015, as amended in 2022, landlords must install at least one smoke alarm on every storey of the rental property.
A carbon monoxide alarm is also required in any room containing a fuel-burning appliance, such as a wood-burning stove or coal fire. Landlords are responsible for ensuring these alarms are maintained and in working order.
Are there additional fire safety rules for HMOs?
Yes. Houses in multiple occupation (HMOs) face stricter requirements than standard rental properties. Landlords must provide fire extinguishers, fire blankets and sufficient fire alarms throughout the property.
The Fire Safety (England) Regulations 2022 also requires self-closing fire doors to be fitted to flats, corridors, stairwell entrances and bedrooms, with regular checks to confirm they are in good repair and not propped open. Thumb turn locks on main exit doors and clearly displayed fire safety information in common areas are also required. Local councils may impose additional conditions, particularly when issuing mandatory HMO licences.
Do landlords need to PAT test electrical appliances?
In England and Wales, PAT (Portable Appliance Testing) is not a statutory requirement for landlords of single-family properties, though it is mandatory in Scotland.
However, landlords throughout England are legally obliged to ensure that any electrical appliances they supply — such as fridges, kettles or toasters — are safe for use. PAT testing is widely considered the most effective way to demonstrate compliance with this obligation and reduce liability in the event of an electrical fire.
Do fire safety regulations apply to the furniture a landlord provides?
Yes. Any furniture or furnishings supplied by a landlord must comply with the Furniture and Furnishings (Fire Safety) Regulations 1988. This covers a wide range of items including beds, sofas and cushions, all of which must meet specified flammability standards.
Compliant items should display their original manufacturer’s labels confirming they meet these standards. Landlords should check that any furnished items — including second-hand pieces — carry the appropriate labelling before placing them in a rental property.
Confused about fire safety regulations for private landlords?
Landlord fire safety regulations can be confusing, but an experienced letting agent can clarify and even help you arrange the necessary checks. If you’re renting out a property around London Docklands, Bromley or the surrounding areas, contact Wextons for advice.
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