LE12 · Barrow upon Soar
HMO Fire Risk Assessment
in Barrow upon Soar
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
- £150 – £400 per property
Guide price only. The firm we pass your enquiry to sets its own price once it knows the building.
Managing a shared property requires a clear understanding of safety obligations to protect tenants and satisfy local authority standards. If you are a landlord or property manager, obtaining a professional HMO fire risk assessment in Barrow upon Soar is a necessary step in meeting your legal duties. This riverside village, with its small centre, local pubs, and village hall, contains a variety of housing stock ranging from traditional terrace houses to converted premises and buildings near surrounding farm premises. Within the LE12 postcode district, any property occupied by three or more people from more than one household where facilities are shared is classified as a House in Multiple Occupation. These premises require a specific assessment because the risk to life is statistically higher in shared housing than in single-family homes. A professional HMO fire risk assessment in Barrow upon Soar typically costs £150 to £400 per property, although the final figure depends on the size and complexity of the building. The firm we pass your enquiry to will provide a specific quote based on your property's details.
What the assessment covers
The fire risk assessment is a comprehensive review of the property to identify potential hazards and evaluate the safety measures currently in place. The scope of the work and the eventual cost are influenced by several physical and administrative factors. The assessor who contacts you will look at the number of storeys and the total number of bedrooms, as larger buildings naturally require more time to inspect. They will also consider whether the property is currently licensed or falls under mandatory licensing criteria, as this often dictates more stringent requirements from the local housing authority.
The inspection includes an evaluation of the existing fire alarm system, checking both its grade and the extent of its coverage. The condition and suitability of fire doors are critical; the assessor will examine the doors to individual bedrooms and those protecting the primary escape route to ensure they provide adequate protection. The layout of the property is also a significant factor, as the risks and required protections differ between a standard shared house and a building divided into fully self-contained flats. The resulting document will provide a prioritised list of actions to help you bring the property up to the necessary standard.
How the enquiry works
Leicester Fire Risk Assessment operates as a connection service to help landlords find local expertise. The process is straightforward:
- You submit your property details and contact information through our enquiry form.
- We pass these details to an established local fire safety firm that covers the Barrow upon Soar area.
- That firm contacts you directly to discuss your requirements and provide a formal quote.
- You deal with the company directly to arrange the site visit and payment.
Please note that we are not fire assessors, contractors, or consultants. We do not attend your premises or carry out the assessments ourselves; our role is limited to facilitating the introduction between you and a competent local firm.
The legal position for HMO landlords
Fire safety in shared housing is governed by a combination of legislation and national guidance. The primary legislation is the Regulatory Reform (Fire Safety) Order 2005, which 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 local housing authorities to inspect properties and ensure they are safe for habitation. For existing residential buildings, the LACORS national fire safety guidance provides the standard framework for what is considered acceptable protection.
Most shared houses are expected to meet the standards set out in BS 5839-6. For a typical HMO, this usually means a Grade D LD2 system, which involves interlinked mains-powered smoke and heat detectors in high-risk areas and escape routes. As a landlord or manager, you have a legal duty to hold a current fire risk assessment. If your property requires a mandatory HMO licence, providing a valid assessment is often a condition of that licence. Failure to comply can lead to the local council serving improvement or prohibition notices. The penalties for serious breaches are significant, including unlimited fines and the potential for banning orders that prevent you from managing rental properties.
Enforcement in Barrow upon Soar is generally split between the local fire and rescue service, who focus on the Fire Safety Order, and the local authority, who oversee licensing and housing standards. It is important to remember that the assessment must be carried out by a competent person who has the necessary training and experience to identify risks correctly. The information on this page is provided for general guidance only and does not constitute legal advice or a specific recommendation for any individual building.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you manage a House in Multiple Occupation, you are legally required to have a fire risk assessment under the Regulatory Reform (Fire Safety) Order 2005. This applies to the common parts of the building. Even if the property does not require a mandatory licence from the council, the duty to ensure the premises are safe for tenants remains. A professional assessment helps you identify what physical improvements or management changes are needed to meet your legal obligations.
What alarm grade does an HMO need?
The required alarm grade usually follows the recommendations in BS 5839-6. For a standard shared house, this is commonly a Grade D LD2 system, featuring mains-powered, interlinked smoke alarms in the escape routes and lounges, plus heat detectors in kitchens. Larger or more complex buildings may require a Grade A system with a central control panel. The assessor who visits your property will determine the specific grade and coverage required based on the layout and risk level.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors must be fire-resisting to protect the escape route and contain a fire within the room of origin. These are typically FD30S rated doors, meaning they provide 30 minutes of fire resistance and include smoke seals. The assessor will check the condition of these doors, so that they are fitted with self-closing devices and that the frames and hinges are up to standard. They will advise if existing doors can be upgraded or if replacements are necessary.
How often does a licensed HMO need one?
While the law does not specify a fixed expiry date, a fire risk assessment is a live document that must be kept up to date. For a licensed HMO, it is standard practice to review the assessment annually or whenever there is a significant change to the building or the way it is used. Local authorities often request a copy of a recent assessment during the licence renewal process to ensure that safety standards are being consistently maintained by the landlord.
What does the council actually check?
The local housing authority checks for hazards under the Housing Health and Safety Rating System (HHSRS). They look for adequate fire detection, clear escape routes, fire-resisting doors, and proper compartmentation between rooms. They will also verify that you have a valid fire risk assessment and that any remedial work identified in that report has been completed. If the property is found to be unsafe, the council has the power to issue formal notices requiring improvements within a specific timeframe.
How much will the assessment cost?
A HMO fire risk assessment in Barrow upon Soar typically costs £150 to £400 per property. This range accounts for the difference between a small three-bedroom shared house and a larger multi-storey building with more complex requirements. The final price is determined by the local firm we put you in touch with, based on the specific details of your building. They will provide a clear quote after you submit your enquiry through our service.
Are you the company that does the inspection?
No, Leicester Fire Risk Assessment is an enquiry service and not a consultancy or inspection firm. We do not employ assessors, we do not attend sites, and we do not hold professional accreditations ourselves. Our role is to take your property details and pass them to a competent local firm that specialises in HMO assessments. You will deal with that firm directly for the inspection, the report, and the payment of their fees.
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.