A Berkshire Case Highlighting the Fire Risks of Unmanaged HMOs
A landlord prosecution following a bedroom fire has highlighted serious concerns around fire safety, overcrowding, and poor housing standards in privately rented accommodation.
The case serves as a stark reminder that fire safety failures in Houses in Multiple Occupation (HMOs) place lives at extreme risk and will result in enforcement action where standards fall short.
The incident occurred at a four-bedroom semi-detached house where a fire exposed unsafe living conditions and widespread breaches of housing and fire safety legislation.
What Happened?
In the early hours of 8 October, firefighters from Royal Berkshire Fire and Rescue Service were called to a property on Uxbridge Road, Wexham, following reports of a fire in a first-floor bedroom.
The fire was electrical in origin and caused serious damage to a box room as well as other parts of the house.
While no fatalities were reported, the outcome could have been far worse.
Following the incident, the local council’s housing regulation officers attended the scene to investigate the conditions within the property.
Unsafe Living Conditions Discovered
Firefighters and housing officers believed that up to eight people were living in the property, despite it originally being a four-bedroom house. Each room had been converted into sleeping accommodation, including smaller rooms not suitable for occupation.
The investigation revealed that:
- Six rooms were occupied, containing bedding, blankets or sleeping bags
- Personal belongings such as suitcases were present
- The property was being used as a House in Multiple Occupation (HMO)
Critically, the HMO was not registered with the council, and the landlord did not hold any of the legally required licences.
Serious Fire Safety Failures Identified
The council’s investigation uncovered extensive fire safety and general safety failings, including:
No Fire Detection or Warning Systems
There were no fire alarms installed in the property. In an overcrowded HMO, this represents a severe and immediate risk. Without early warning, occupants may have little or no time to escape, particularly during a night-time fire.
No Fire Doors or Passive Fire Protection
The house lacked fire doors and physical fire protection measures. Fire doors are essential in HMOs to slow the spread of fire and smoke and protect escape routes.
Unsafe Escape Routes
The attic room did not have a handrail, increasing the risk of falls during evacuation — particularly in low visibility conditions caused by smoke.
No Gas or Electrical Safety Certification
There was no evidence of safety certification for the gas or electrical systems. Given that the fire was electrical in origin, this failure was especially concerning.
Enforcement Action Taken
Due to the severity of the risks identified, the council issued an Emergency Prohibition Order, preventing anyone from living in the property until all safety issues had been rectified.
This type of enforcement action is reserved for cases where there is an imminent risk to health or life.
Court Proceedings and Outcome
Landlord Nadeem Khan, aged 40, appeared at Reading Magistrates’ Court on Friday 25 June, where he admitted five offences under the Housing Act 2004.
Mr Khan told the court that:
- He had borrowed money to rectify the issues
- He had taken on the property as an HMO
- He had been unable to evict non-paying tenants due to coronavirus regulations
Despite these claims, the court found the breaches serious enough to warrant penalties.
Mr Khan was fined £900, ordered to pay £3,000 in costs, and a £90 victim surcharge.
Why This Case Matters
This incident could easily have resulted in multiple fatalities. As Councillor Balvinder Bains, Cabinet Member for Regulation and Public Protection, stated:
“This could have had a very different outcome. A fire in the middle of the night with no fire alarms could have resulted in much more serious consequences.”
The case demonstrates that:
- Overcrowded HMOs significantly increase fire risk
- Fire safety failures often coexist with wider housing compliance issues
- Electrical fires remain a leading cause of domestic fires
- Enforcement action can escalate rapidly following an incident
It also reinforces that registering and licensing HMOs is not a bureaucratic exercise — it exists to ensure minimum safety standards are met.
Legal Duties for HMO Landlords
If you rent out a property that meets the definition of an HMO, you have clear legal responsibilities, including:
- Registering and licensing the property where required
- Carrying out a Fire Risk Assessment
- Installing appropriate fire detection and alarm systems
- Providing suitable means of escape and fire doors
- Maintaining safe gas and electrical installations
Failure to comply can lead to prohibition notices, prosecution, fines, and — most importantly — serious risk to tenant life.
Need Expert Help with Fire Safety Compliance?
This case highlights why landlords and managing agents must work with competent fire safety professionals, especially when dealing with HMOs or converted residential properties.
At ESI: Fire Safety, our fire safety professionals support landlords and property managers across Berkshire, Surrey, and Hampshire with practical, legally compliant fire safety solutions.
We can help with:
- Fire Risk Assessments for HMOs and rented accommodation
- Advice on fire alarms, fire doors, and escape routes
- Clear action plans aligned with council and fire authority expectations
- Ongoing compliance support for landlords
Our approach is built on experience, competence, and a commitment to no shortcuts in safety.
If you are a landlord and unsure whether your property meets current fire safety requirements, now is the time to act — before enforcement action or a serious incident puts lives at risk.