What Councils Are Really Looking For with Fire Safety in Manchester HMOs in 2025 — And How to Avoid Fines
Fire safety isn’t just a compliance box in Manchester HMOs — it’s the area where Manchester councils issue some of their biggest fines. With multiple households sharing kitchens, electrics, and escape routes, small issues can quickly turn into major safety failures. And in the last 12 months, Manchester, Salford, and Stockport have all tightened enforcement, particularly around documentation and fire door performance.
As an HMO landlord, the question isn’t “Am I compliant?”
It’s “Would my HMO pass an inspection today if an officer walked in unannounced?”
Why This Matters More in Manchester Right Now
Local councils have been increasingly active with HMO inspections — and they’re focusing on areas landlords often assume are fine:
- Manchester City Council increasingly expects fire risk assessments to be done by a competent person, not a generic or DIY template.
- Salford is known for being relentless about fire doors not latching or shutting slowly.
- Stockport often checks documentation and testing logs before even looking at the physical building.
- Bolton pays close attention to tenant behaviour — like propped doors or blocked escape routes.
In other words: most failures happen in the areas landlords think are “minor”.
Common Fail Points We See in Fire Safety in Manchester HMOs
These are real issues we’ve seen in properties assessed in 2024–25. If any sound familiar, your HMO may not pass an inspection:
1. Fire Doors Not Closing or Latching
Even a 2–3mm gap can lead to a fail.
Tenants often wedge doors open or damage the auto-closers.
2. Incomplete Alarm Testing Logs
Councils want evidence — not “I test them regularly”.
A missing month of records can trigger enforcement.
3. Outdated or Inadequate Fire Risk Assessments
Manchester officers now frequently ask who carried out the FRA and check if they’re competent.
4. Kitchens Overloaded With Appliances
Multiple kettles, fridges, air fryers, extension leads, all increase fire risk and must be managed.
5. Escape Routes Blocked After Move-In
Landlords often pass the initial inspection…
…and then fail later because tenants add shoe racks, bikes, drying racks, storage boxes.
If any of these happen in your property, you’re exposed, even if the rest of the HMO is perfect.
Your Legal Responsibilities for Fire Safety in Manchester HMOs (Made Simple)
1. Fire Risk Assessment (FRA)
You must have a current written FRA.
Update it whenever the layout or occupancy changes.
Manchester-specific tip:
DIY FRAs are rarely accepted for larger HMOs — councils expect a competent assessor.
2. Fire Detection & Alarm Systems
- Smoke alarm in every bedroom
- Heat alarm in every kitchen
- Interlinked throughout the building
Landlord reality check:
A system that works isn’t enough — it must be maintained, tested, and logged.
3. Escape Routes Must Stay Clear
- Fire doors must close properly
- Stairways and corridors must be free from clutter
- Exit routes must be obvious and unobstructed
Manchester fail point:
Door closers that don’t fully shut consistently.
4. Fire Blankets (Not Extinguishers)
Fire extinguishers are no longer recommended unless specifically required by the FRA.
Instead, use fire blankets in all shared kitchens.
5. Electrical & Gas Safety
- Annual gas safety checks
- PAT testing
- Immediate repair of faulty appliances
Tip:
Appliances that repeatedly trip the fuse board are not minor issues — risk assessors flag these.
5-Step Self-Assessment: Would Your HMO Pass an Inspection Today?
Tick any that apply:
- ☐ One or more fire doors don’t latch fully
- ☐ Your FRA hasn’t been updated after layout, occupancy, or usage changes
- ☐ You don’t have weekly/monthly alarm testing logs
- ☐ Tenants regularly block escape routes
- ☐ You’re not 100% sure your alarms are interlinked correctly
If you ticked even one, your HMO could fail an inspection — and councils are currently issuing fines for exactly these issues.
What Happens If You Don’t Get This Right
In the past 18 months across Greater Manchester, landlords have faced:
- Fines up to £30,000 for inadequate fire precautions
- Enforcement notices requiring costly upgrades
- Licence refusal for repeat non-compliance
- Legal action if tenants are injured in a fire
Most cases weren’t “dangerous” HMOs — they were complacent ones.
What Most Manchester Landlords Get Wrong
And why our team keeps getting called after an inspection, instead of before.
- The FRA isn’t robust enough.
- The fire doors worked when the licence was issued but haven’t been checked since.
- The alarm test logs are inconsistent.
- Tenants have created new risks after moving in.
- The landlord assumes the managing agent is checking everything (they often aren’t).
If any of these apply, the property may technically be non-compliant right now.
If You Want a Safe, Compliant HMO in 2025–26: Here’s the Next Step
Most Manchester landlords we audit are compliant in 60–80% of areas — but still miss 2–3 issues that councils fine heavily for.
If you want peace of mind that your property is genuinely fire-safe and ready for the new enforcement approach in 2025–26:
Book a Free 15-Minute Fire Safety Check Call with Confidence Property
In this call, we’ll:
✓ Review your current fire safety setup
✓ Tell you if your FRA is likely to be accepted by Manchester councils
✓ Identify the most common fail points in your type of HMO
✓ Give you a clear plan to fix any risks quickly
This is quick, practical, and could protect you from thousands in fines.
