diff --git a/include/sound/pcm.h b/include/sound/pcm.h
index bbe6eb1ff5d2..24273d0f770b 100644
--- a/include/sound/pcm.h
+++ b/include/sound/pcm.h
@@ -395,6 +395,7 @@ struct snd_pcm_runtime {
 	wait_queue_head_t sleep;	/* poll sleep */
 	wait_queue_head_t tsleep;	/* transfer sleep */
 	struct fasync_struct *fasync;
+	struct mutex buffer_mutex;	/* protect for buffer changes */
 
 	/* -- private section -- */
 	void *private_data;
diff --git a/sound/core/pcm.c b/sound/core/pcm.c
index 9a72d641743d..f2c74a57ce04 100644
--- a/sound/core/pcm.c
+++ b/sound/core/pcm.c
@@ -965,6 +965,7 @@ int snd_pcm_attach_substream(struct snd_pcm *pcm, int stream,
 	init_waitqueue_head(&runtime->tsleep);
 
 	runtime->status->state = SNDRV_PCM_STATE_OPEN;
+	mutex_init(&runtime->buffer_mutex);
 
 	substream->runtime = runtime;
 	substream->private_data = pcm->private_data;
@@ -996,6 +997,7 @@ void snd_pcm_detach_substream(struct snd_pcm_substream *substream)
 	substream->runtime = NULL;
 	if (substream->timer)
 		spin_unlock_irq(&substream->timer->lock);
+	mutex_destroy(&runtime->buffer_mutex);
 	kfree(runtime);
 	put_pid(substream->pid);
 	substream->pid = NULL;
diff --git a/sound/core/pcm_native.c b/sound/core/pcm_native.c
index 0c5b7a54ca81..c333e7300fff 100644
--- a/sound/core/pcm_native.c
+++ b/sound/core/pcm_native.c
@@ -630,33 +630,40 @@ static int snd_pcm_hw_params_choose(struct snd_pcm_substream *pcm,
 	return 0;
 }
 
+#if IS_ENABLED(CONFIG_SND_PCM_OSS)
+#define is_oss_stream(substream)	((substream)->oss.oss)
+#else
+#define is_oss_stream(substream)	false
+#endif
+
 static int snd_pcm_hw_params(struct snd_pcm_substream *substream,
 			     struct snd_pcm_hw_params *params)
 {
 	struct snd_pcm_runtime *runtime;
-	int err, usecs;
+	int err = 0, usecs;
 	unsigned int bits;
 	snd_pcm_uframes_t frames;
 
 	if (PCM_RUNTIME_CHECK(substream))
 		return -ENXIO;
 	runtime = substream->runtime;
+	mutex_lock(&runtime->buffer_mutex);
 	snd_pcm_stream_lock_irq(substream);
 	switch (runtime->status->state) {
 	case SNDRV_PCM_STATE_OPEN:
 	case SNDRV_PCM_STATE_SETUP:
 	case SNDRV_PCM_STATE_PREPARED:
+		if (!is_oss_stream(substream) &&
+		    atomic_read(&substream->mmap_count))
+			err = -EBADFD;
 		break;
 	default:
-		snd_pcm_stream_unlock_irq(substream);
-		return -EBADFD;
+		err = -EBADFD;
+		break;
 	}
 	snd_pcm_stream_unlock_irq(substream);
-#if IS_ENABLED(CONFIG_SND_PCM_OSS)
-	if (!substream->oss.oss)
-#endif
-		if (atomic_read(&substream->mmap_count))
-			return -EBADFD;
+	if (err)
+		goto unlock;
 
 	params->rmask = ~0U;
 	err = snd_pcm_hw_refine(substream, params);
@@ -733,14 +740,19 @@ static int snd_pcm_hw_params(struct snd_pcm_substream *substream,
 	if ((usecs = period_to_usecs(runtime)) >= 0)
 		pm_qos_add_request(&substream->latency_pm_qos_req,
 				   PM_QOS_CPU_DMA_LATENCY, usecs);
-	return 0;
+	err = 0;
  _error:
-	/* hardware might be unusable from this time,
-	   so we force application to retry to set
-	   the correct hardware parameter settings */
-	snd_pcm_set_state(substream, SNDRV_PCM_STATE_OPEN);
-	if (substream->ops->hw_free != NULL)
-		substream->ops->hw_free(substream);
+	if (err) {
+		/* hardware might be unusable from this time,
+		 * so we force application to retry to set
+		 * the correct hardware parameter settings
+		 */
+		snd_pcm_set_state(substream, SNDRV_PCM_STATE_OPEN);
+		if (substream->ops->hw_free != NULL)
+			substream->ops->hw_free(substream);
+	}
+ unlock:
+	mutex_unlock(&runtime->buffer_mutex);
 	return err;
 }
 
@@ -773,22 +785,27 @@ static int snd_pcm_hw_free(struct snd_pcm_substream *substream)
 	if (PCM_RUNTIME_CHECK(substream))
 		return -ENXIO;
 	runtime = substream->runtime;
+	mutex_lock(&runtime->buffer_mutex);
 	snd_pcm_stream_lock_irq(substream);
 	switch (runtime->status->state) {
 	case SNDRV_PCM_STATE_SETUP:
 	case SNDRV_PCM_STATE_PREPARED:
+		if (atomic_read(&substream->mmap_count))
+			result = -EBADFD;
 		break;
 	default:
-		snd_pcm_stream_unlock_irq(substream);
-		return -EBADFD;
+		result = -EBADFD;
+		break;
 	}
 	snd_pcm_stream_unlock_irq(substream);
-	if (atomic_read(&substream->mmap_count))
-		return -EBADFD;
+	if (result)
+		goto unlock;
 	if (substream->ops->hw_free)
 		result = substream->ops->hw_free(substream);
 	snd_pcm_set_state(substream, SNDRV_PCM_STATE_OPEN);
 	pm_qos_remove_request(&substream->latency_pm_qos_req);
+ unlock:
+	mutex_unlock(&runtime->buffer_mutex);
 	return result;
 }