What is the LACORS Guide?

The LACORS (Local Authorities Coordinators of Regulatory Services) Housing Fire Safety Guide (2008) is the definitive industry reference for fire safety in residential properties. It is used by fire authorities, local councils, and housing officers when assessing fire safety standards under the Housing Health and Safety Rating System (HHSRS). Although LACORS itself no longer exists, the guide remains the authoritative standard. The full document is available from the National Fire Chiefs Council (NFCC) at nfcc.org.uk.

The Risk-Based Approach

The LACORS guide uses a risk-based approach. The level of fire protection required depends on the type of property, the number of occupants, the number of storeys, and the risk profile. Higher-risk properties — HMOs, multi-storey buildings, and shared houses — require more comprehensive measures than single-household lets.

Fire Detection — Required Grades by Property Type

The guide uses a grading system for fire detection. The grade refers to the power source and interconnection; the category refers to the coverage.

• Single household (owner-occupied or single tenancy): Grade D, LD3 minimum — battery-operated smoke alarms in circulation areas (hallways and landings). Mains-powered alarms are strongly recommended.
• Small HMO (up to 2 storeys, up to 6 occupants): Grade D, LD2 minimum — mains-powered interlinked smoke alarms in all rooms except bathrooms, plus a heat detector in the kitchen.
• Larger or higher-risk HMO (3+ storeys or 7+ occupants): Grade A, LD2 — a full commercial fire alarm system with a central control panel, manual call points, smoke detectors in all rooms except bathrooms, heat detectors in kitchens, and emergency lighting.

Means of Escape

• Every habitable room must have a safe means of escape to the outside
• Escape routes (hallways, staircases, landings) must be kept clear of obstructions at all times — no storage, no bicycles, no furniture
• In HMOs, the protected escape route must be enclosed with fire-resisting construction (walls, ceilings, and doors)
• Upper-floor windows used as secondary escape must be openable without a key and large enough to climb through
• Inner rooms (rooms with no direct access to the escape route) require special consideration — typically a window large enough for escape

Fire Doors

• FD30S fire doors are required on all habitable rooms opening onto the escape route in HMOs — 30-minute fire-resisting, with intumescent strips and smoke seals
• Every fire door must be fitted with a self-closing device (door closer)
• Fire doors must never be propped open — use approved hold-open devices linked to the fire alarm if occupants need them open during the day
• Check intumescent strips, smoke seals, and door closers regularly — replace if damaged
• Check that fire doors close fully and latch — a gap at the bottom or side significantly reduces fire resistance

Emergency Lighting

• Required in larger HMOs and properties with complex layouts where occupants may not be familiar with the escape route
• Must illuminate escape routes if mains power fails
• Battery-backed or self-contained luminaires are acceptable in most cases
• Check your HMO licence conditions — many local authorities specify emergency lighting requirements

Firefighting Equipment

• Fire blanket — required in every kitchen in HMOs; recommended in all rental properties
• CO2 or dry powder extinguisher — required in common parts of HMOs
• Not required in single-household properties but recommended
• All equipment must be serviced annually by a competent person
• Ensure tenants know where equipment is located and how to use it

Landlord Responsibilities

• Carry out a fire risk assessment for all HMOs and properties with common parts — document it in writing and review annually
• Test smoke alarms at the start of every tenancy
• Maintain all fire safety equipment in working order
• Provide tenants with fire safety information at move-in — escape route, assembly point, alarm locations
• Keep records of all fire safety checks, maintenance, and risk assessment reviews
• Review the fire risk assessment after any significant change to the property or its occupants

Relationship with HHSRS

The LACORS guide is used as the benchmark when local authorities assess fire safety under the Housing Health and Safety Rating System. A property that does not meet the standards set out in the LACORS guide is likely to be assessed as having a Category 1 fire hazard, which requires the local authority to take enforcement action.

Obtaining the Full Guide

This document is a summary of the key principles. Landlords with HMOs or complex properties should obtain and read the full LACORS Housing Fire Safety Guide (2008), available from the National Fire Chiefs Council at nfcc.org.uk. The full guide contains detailed guidance on specific property types, risk assessment methodology, and technical specifications for fire detection systems.