LE65 · Ashby-de-la-Zouch
HMO Fire Risk Assessment
in Ashby-de-la-Zouch
An HMO landlord or manager is a Responsible Person for the common parts and must ensure a fire risk assessment is carried out and kept under review. Local authorities commonly attach conditions to an HMO licence that require one, and can serve improvement or prohibition notices under the Housing Act 2004. Penalties include unlimited fines, and banning orders are available under the Housing and Planning Act 2016.
Duty summary
England & Wales
- Duty
- HMO Fire Risk Assessment
- Instrument
- Regulatory Reform (Fire Safety) Order 2005, which covers the common parts of an HMO
- Also
- Housing Act 2004 and the Housing Health and Safety Rating System, enforced by the local housing authority
- Standard
- LACORS national fire safety guidance for existing housing, which for a typical shared house points to a Grade D LD2 system described in BS 5839-6
- Frequency
- Reviewed regularly; licence conditions commonly expect an annual review
- Carried out by
- A competent person
- Enforced by
- Leicestershire Fire and Rescue Service (common parts) and the local housing authority (the dwellings)
- Guide price
- £160 – £420 per property
Guide price only. The firm we pass your enquiry to sets its own price once it knows the building.
Managing a multi-occupied property in a historic market town requires a specific understanding of building stock and safety regulations. If you are a landlord or property manager, obtaining a professional HMO fire risk assessment in Ashby-de-la-Zouch is a central part of your legal compliance. The town is characterised by its listed Georgian high street, alongside various hotels, pubs, and the well-known castle site. Beyond the historic centre, the LE65 postcode district also features modern business and distribution units. Multi-occupied premises here typically range from converted Georgian townhouses to purpose-built blocks and houses converted into bedsits. These buildings require a formal assessment because the shared nature of the occupancy increases the risk to life in the event of a fire. A HMO fire risk assessment in Ashby-de-la-Zouch typically costs £160 to £420 per property, though this figure depends entirely on the specific building and its complexity. The final quote is provided directly by the local firm we put you in touch with. As an enquiry service, we facilitate this connection so you can receive professional guidance from an assessor who understands the local architectural landscape and the expectations of the authorities in North West Leicestershire.
What a fire risk assessment covers
The assessment carried out by the firm we put you in touch with is a comprehensive review of the property’s fire safety measures. Several factors influence the scope of the work and the final price quoted by the local company. The number of storeys and bedrooms is a primary consideration, as larger buildings naturally require more time to inspect. The assessor will also look at whether the property is currently licensed or falls under mandatory licensing criteria, as this often dictates specific safety standards.
Technical elements are also scrutinised, such as the existing alarm grade and the extent of its coverage throughout the building. The condition of fire doors is a critical area of focus, specifically those protecting bedrooms and the primary escape route. The assessor will also determine if the layout functions as a simple shared house or as a series of fully self-contained flats, as the risk profile and required compartmentation differ significantly between the two. The resulting document will provide a list of prioritized actions to help you maintain a safe environment for your tenants.
How the enquiry works
Leicester Fire Risk Assessment acts as a bridge between property owners and local specialists. We are not fire assessors and we do not attend your premises to carry out the work ourselves. The process follows these four steps:
- You submit your property details through our enquiry form.
- We pass these details to a competent local fire safety firm.
- That firm contacts you directly to provide a specific quote and discuss their availability.
- You deal with the firm directly to book the assessment and settle payment.
This service ensures you are connected with a professional who can provide the necessary documentation without you having to search for individual contractors yourself.
The legal position for HMO landlords
Fire safety in multi-occupied housing is governed by a combination of legislation and national guidance. The Regulatory Reform (Fire Safety) Order 2005 is the primary piece of legislation, and it applies to the common parts of an HMO, such as hallways, landings, and shared kitchens. In addition to this, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) allow the local housing authority to inspect properties for hazards, including fire.
For existing residential buildings, the LACORS national fire safety guidance is the standard reference point used by both councils and fire services. Furthermore, fire detection systems are normally assessed against BS 5839-6; for a standard shared house, this is commonly a Grade D LD2 system, though requirements vary based on risk. As the duty holder, an HMO landlord or manager must hold a current fire risk assessment. This is not optional; mandatory HMO licensing conditions require a valid assessment to be in place.
Failure to comply carries serious consequences. The local authority or the local fire and rescue service in Ashby-de-la-Zouch can serve improvement notices or, in severe cases, prohibition notices that prevent the building from being occupied. Legal penalties include unlimited fines and the potential for banning orders which prevent a person from letting property entirely. The assessment must be carried out by a competent person with the necessary skills and experience. Please note that the information provided on this page is for general guidance and does not constitute legal advice for a specific building.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you manage a property where residents share facilities like a kitchen or bathroom, you have a legal obligation to ensure a fire risk assessment is in place. This applies to the common parts of the building under the Regulatory Reform (Fire Safety) Order 2005. Even if the property does not require a mandatory licence from the council, the duty to ensure the premises are safe and documented remains with the landlord or manager.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property, but it is typically assessed against BS 5839-6. For many standard shared houses, a Grade D LD2 system—consisting of mains-powered interlinked smoke and heat detectors in high-risk areas and escape routes—is the minimum expectation. The local firm we put you in touch with will evaluate your existing system and advise if it meets the necessary safety standards for your specific building type.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors are essential for protecting the escape route. These doors usually need to be fire-rated (often FD30S, providing 30 minutes of protection with smoke seals) and fitted with self-closing devices. The assessor will check the condition of these doors, so that there are no gaps and that the hardware is functioning correctly. If your property is a simple shared house of two storeys, requirements may differ slightly, but the assessment will clarify this.
How often does a licensed HMO need one?
While the law states that a fire risk assessment must be 'regularly reviewed', most local authorities and fire services expect an annual review, or a new assessment every two to three years depending on the risk level. If there are significant changes to the building layout, the number of occupants, or the fire safety systems, a new assessment should be commissioned immediately. Keeping the document up to date is a standard condition of holding an HMO licence.
What does the council actually check?
When the local authority inspects a property in Ashby-de-la-Zouch, they look for evidence that the landlord is managing fire risks proactively. They will ask to see your current fire risk assessment, maintenance logs for alarms and emergency lighting, and gas/electrical safety certificates. They use the Housing Health and Safety Rating System to identify deficiencies. If the assessment is missing or inadequate, they have the power to issue formal notices and financial penalties.
How much will the assessment cost me?
A HMO fire risk assessment in Ashby-de-la-Zouch typically costs £160 to £420 per property. This range accounts for different building sizes, from small three-bedroom shared houses to larger converted blocks. The specific price for your property will be determined by the local firm that contacts you. Factors such as the number of storeys and the complexity of the internal layout will influence the final quote provided by the contractor.
Who carries out the site visit?
The site visit is carried out by a professional from a local fire safety company. It is important to understand that Leicester Fire Risk Assessment is an enquiry service and not the assessor. We do not attend your property or produce the report ourselves. We simply take your details and pass them to a competent firm in the Leicestershire area, who will then deal with you directly to arrange the inspection and provide the final documentation.
Sources and review
Checked against Regulatory Reform (Fire Safety) Order 2005, Housing Act 2004, LACORS fire safety guidance and BS 5839-6 on . We recheck this page against the legislation quarterly, and sooner if the law changes. Spotted something wrong? Tell us at enquiries@leicesterfireriskassessment.co.uk and we will correct it.
HMO Fire Risk Assessment nearby
Other duties at the same premises
This page is general information about fire safety law in England and Wales. It is not a fire risk assessment and it is not legal advice. Under the Regulatory Reform (Fire Safety) Order 2005 the Responsible Person must ensure an assessment is carried out by a competent person.