Is there an Article 4 direction on HMOs in Kingston?

No, as of October 2026. Kingston's three Article 4 directions cover the Seething Wells Filter Beds, North Lodge and South Lodge, and changes from commercial, business and service use to homes in 39 areas. None of them covers turning a house into an HMO.

Is a Fire Risk Assessment a legal requirement for landlords in Kingston upon Thames?

A written Fire Risk Assessment is compulsory for every HMO in Kingston upon Thames under the Regulatory Reform (Fire Safety) Order 2005. For single-let properties it is strongly recommended and is often required by landlord insurance policies. The Building Safety Act 2022 introduced further duties for buildings over 18 metres or 7+ storeys. We recommend all landlords in Kingston upon Thames have a current assessment on file regardless of property type.

How much does a Fire Risk Assessment cost in Kingston upon Thames?

A Fire Risk Assessment in Kingston upon Thames starts from £74.99 for a studio flat. A 1–3 bedroom property costs £139.99, and communal areas in blocks of flats start from £129.99. Prices scale with property size and complexity. The only location-based surcharge is £20 for properties within the London Congestion Charge Zone, and £10 if no free on-site parking is available.

What does a Fire Risk Assessment cover in Kingston upon Thames?

Our NEBOSH qualified assessor identifies fire hazards, evaluates who is at risk, and checks means of escape, fire doors, fire alarms, emergency lighting and escape route signage. Every finding is recorded with a priority rating, and you receive a written report with a clear, prioritised action plan emailed within 24 hours of the visit.

How often does a Fire Risk Assessment need to be reviewed in Kingston upon Thames?

We recommend reviewing a Fire Risk Assessment annually, or sooner if the building undergoes significant change — a layout alteration, a new tenancy in an HMO, or after any fire safety incident. There is no fixed statutory interval, but your local authority and insurer will expect a current, in-date assessment on file.

Who is qualified to carry out a Fire Risk Assessment?

The government recommends using a competent, trained fire risk assessor. NEBOSH (National Examination Board in Occupational Safety and Health) qualifications — specifically the NEBOSH National Certificate in Fire Safety and Risk Management — are the industry-recognised standard for residential assessors. All our assessors hold NEBOSH certification and carry professional indemnity insurance.

NEBOSH Qualified · Report Within 24 Hours · Kingston upon Thames

Fire Risk Assessment Kingston upon Thames — from £74.99

Fire Risk Assessments for landlords and HMO operators in Kingston upon Thames. NEBOSH qualified assessors, fixed pricing, no hidden charges — written report emailed within 24 hours.

Postcodes covered: KT2, KT3, KT6, KT5, KT9, KT1, KT4. Next-day appointmentsavailable — book online in under 3 minutes.

from£74.99

Book Fire Risk Assessment in Kingston upon Thames — from £74.99 View pricing

From: £74.99
Review: Annually
Report: within 24 hours
Accreditation: NEBOSH Qualified

What is a Fire Risk Assessment?

A Fire Risk Assessment (FRA) is a systematic review of a property that identifies fire hazards, evaluates who is at risk from them, and records what action is needed to reduce that risk to an acceptable level. A NEBOSH qualified assessor examines means of escape, fire doors, fire alarms, emergency lighting and escape route signage, and produces a written report with a prioritised action plan.

A written Fire Risk Assessment is compulsory for every HMO under the Regulatory Reform (Fire Safety) Order 2005. This national duty applies in Kingston upon Thames as it does across England, an HMO licence can add fire safety conditions on top, and single-let landlords are strongly advised to hold one too.

Legal requirement: The Regulatory Reform (Fire Safety) Order 2005 requires a written Fire Risk Assessment for every HMO in Kingston upon Thames. The Building Safety Act 2022 introduced further duties for buildings over 18 metres or 7+ storeys. Enforcement is carried out by the local fire and rescue authority, and non-compliance can result in a prohibition notice or prosecution.

Fire Risk Assessment in Kingston upon Thames — local property context

In 2012 the council said most of its housing was two storeys high, so many shared houses fell outside the mandatory scheme of the time. That scheme covered only homes of three or more storeys. The 1930s are the largest single building era, at 28.0% of the borough's 70,420 council tax properties (VOA 2025), and semi-detached houses are the most common home type (Census 2021).

Census 2021 counted 17,911 Kingston households renting privately, and the council's register listed 447 licensed HMOs on 10 October 2026. Our NEBOSH qualified assessors are experienced with the escape routes, fire doors and communal areas typical of properties across the KT2, KT3, KT6, KT5, KT9, KT1, KT4 postcode areas, and regularly carry out Fire Risk Assessments across Kingston upon Thames for private landlords, letting agents and HMO operators.

Postcodes covered in Kingston upon Thames

KT2, KT3, KT6, KT5, KT9, KT1, KT4 and surrounding areas. Enter your full postcode during booking to confirm coverage and availability.

Fire risk assessments in Kingston: lofts and basements count as storeys

When it reviews an HMO licence application, Kingston counts a habitable basement, loft or converted commercial space as an extra storey. Every new or renewal application must include a current copy of the fire risk assessment.

An assessment of a two-storey house with a loft bedroom should therefore treat it as three storeys, as the council will.

Property licensing in Kingston upon Thames

Mandatory HMO licensing
Mandatory HMO · In force
Applies to:
HMOs with 5 or more people forming 2 or more households who share facilities
Area:
Whole borough
Period:
National scheme, no end date (the only scheme in Kingston as of October 2026)

Checked October 2026. Schemes and fees change, so confirm the current position on the Royal Borough of Kingston upon Thames licensing page.

Households who own their home: 60.9% (London 45.2%); Census 2021
Households in purpose-built flats: 29.8% (London 40.3%); Census 2021
Homes built in 2000 or later: 12.0% (London 17.9%); VOA 2025
Households heated by mains gas only: 78.1% (London 70.5%); Census 2021

Sources

Fire Risk Assessment pricing in Kingston upon Thames

Fixed pricing by property size and type. The same prices apply in Kingston upon Thames as across all other London boroughs — no London surcharge. The only location-based fee is the £20 Congestion Charge Zone addition for central London properties.

Fire Risk Assessment — Kingston upon Thames pricing

Description	Price
Studio ApartmentCheapest	£74.99Book
Communal Area (1–3 Floors)	£129.99Book
Communal Area (3–6 Floors)	£149.99Book
1–3 Bedrooms	£139.99Book
Up to 4 Bedrooms	£179.99Book
Up to 5 Bedrooms	£189.99Book
Up to 6 Bedrooms	£249.99Book
Up to 7 Bedrooms	£299.99Book
Up to 8 Bedrooms	£349.99Book

Additional charges (where applicable)

Parking charge if no free on-site parking is available: £10
Properties in the London Congestion Charge Zone: £20

Want the full service page? See our full Fire Risk Assessment page →

What's included from £74.99

Every Fire Risk Assessment we carry out in Kingston upon Thames covers the complete review at no extra cost beyond the price shown.

Identification of fire hazards and sources of ignition throughout the property
Assessment of means of escape and travel distances
Inspection of fire doors, self-closers and door seals
Check of fire alarm and detection system coverage
Emergency lighting and escape route signage check
NEBOSH qualified assessor — fully qualified and insured
Written report with prioritised action plan emailed within 24 hours
Clear timescales for any remedial action identified

What London landlords say

“I’ve now used this company four times and can honestly say they’ve been brilliant from start to finish. I originally found them after being let down repeatedly by another company (to the point where I’m now having to take legal action), so I was understandably very nervous about using someone new. I’m so glad I chose them. They’ve carried out EICRs, Fire Risk Assessments, a substantial package of follow-on fire safety works, and I’ve now booked them again for another Fire Risk Assessment, EICR and an Asbestos Management Survey. Every member of the team has been incredibly responsive, professional and helpful. They’re always happy to answer questions, no matter how many you have, and they never make you feel like you’re a burden. Communication has been excellent throughout, which is something I really value. On the larger follow-on works, they initially quoted two days to complete the job but actually finished it in just over one day, which was a fantastic surprise. Although I wasn’t present during the Fire Risk Assessment at one of the blocks, one of the directors there commented on how friendly and helpful their surveyor was. One of my own team members, who met him on site, said exactly the same. Overall, I’m genuinely impressed with the quality of their work, their professionalism and how easy they are to deal with. They’ve gone above and beyond on every project we’ve given them, and they’ll continue to be my first choice for compliance work. I wouldn’t hesitate to recommend them.”

“Excellent service! I got my Fire Risk Assessment certificate right on time, and the team was incredibly helpful in guiding me through rectifying the issues. The staff was super cooperative from start to finish. Highly recommended”

“My Landlord Certificate gave me a excellent service. They were very prompt in answering & dealing with all of my 4 properties. Also they are much competitive than other similar firms. Sorted everything with EICR & EPC promptly with 4 of my properties. Will definitely use them in the future and recommend anyone to use their services. You will not be disappointed. Awaiting for my 3 EICR & EPC certificates which will receive today as my Internet was down. Thank you Asad & Moiz. Best wishes always.”

Fire Risk Assessment Kingston upon Thames — frequently asked questions

Other landlord certificates in Kingston upon Thames

We also cover these landlord certificates in Kingston upon Thames:

EICR

in Kingston upon Thames

Gas Safety

in Kingston upon Thames

EPC

in Kingston upon Thames

PAT Testing

in Kingston upon Thames

Commercial EICR

in Kingston upon Thames

Electrical Diagnostic

in Kingston upon Thames

Fuse Box

in Kingston upon Thames

Emergency Lights

in Kingston upon Thames

Commercial Gas (CP42)

in Kingston upon Thames

Boiler Installation

in Kingston upon Thames

Fire Safety Cert

in Kingston upon Thames

Fire Alarm Install

in Kingston upon Thames

Fire Door Cert

in Kingston upon Thames

Extinguisher Testing

in Kingston upon Thames

Commercial EPC

in Kingston upon Thames

Asbestos Survey

in Kingston upon Thames

Legionella

in Kingston upon Thames

Managing an HMO in Kingston upon Thames? See all HMO compliance certificates →

Fire Risk Assessment in nearby boroughs

We cover all 33 London boroughs. See Fire Risk Assessment pricing and booking for areas near Kingston upon Thames:

Fire Risk Assessment Merton

from £74.99 · SW19, CR4, SM4 …

Fire Risk Assessment Richmond upon Thames

from £74.99 · TW2, TW1, TW11 …

Fire Risk Assessment Sutton

from £74.99 · SM1, SM6, SM5 …

Book your Fire Risk Assessment in Kingston upon Thames

Book online in under 3 minutes. A NEBOSH qualified assessor confirms your appointment. Written report emailed within 24 hours.

Next-day appointments across Kingston upon Thames and all 33 London boroughs.

Book Fire Risk Assessment in Kingston upon Thames — from £74.99

Fixed pricing. No hidden charges. NEBOSH qualified. Report emailed within 24 hours.