LE9 · Barwell
HMO Fire Risk Assessment
in Barwell
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.
Building owners and managers responsible for multi-occupied properties in the village require a clear understanding of their safety obligations. If you are a landlord, obtaining a professional HMO fire risk assessment in Barwell ensures that your property meets the necessary standards for tenant safety and local authority licensing. Barwell is a large village characterised by a busy high street, older residential terraces, and various light industrial and workshop premises. Within the LE9 postcode district, many of these older terraces and buildings above shops have been converted into Houses in Multiple Occupation. These premises typically require a formal assessment because the increased density of residents and the shared nature of escape routes create higher risks than a standard single-family home. A HMO fire risk assessment in Barwell typically costs £150 to £400 per property, though the final figure depends entirely on the specific building and its complexity. The firm we put you in touch with will provide a specific quote based on your property's details. By using this enquiry service, you can connect with a local firm experienced in navigating the requirements for shared housing and converted flats in the Leicestershire area.
What a fire risk assessment covers
The firm that contacts you will conduct a thorough review of the property to identify potential fire hazards and evaluate the safety measures currently in place. The scope of the work and the eventual cost are influenced by several factors. The number of storeys and the total number of bedrooms are primary considerations, as larger buildings 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 benchmarks.
A significant part of the assessment involves checking the existing fire alarm system, including its grade and the extent of its coverage throughout the building. The condition of fire doors is another critical element; the assessor will examine the doors leading to individual bedrooms as well as those protecting the primary escape route. The layout of the property is also a major factor, with the requirements differing depending on whether the building functions as a simple shared house with a communal kitchen or consists of fully self-contained flats within a single structure.
How the enquiry works
Leicester Fire Risk Assessment acts as an intermediary enquiry service to help you find a suitable provider. The process is straightforward and transparent:
- You submit your property details through our enquiry form.
- We pass these details to a local fire safety firm that covers the Barwell area.
- That firm contacts you directly to provide a specific quote and discuss their availability.
- You deal with the firm directly to arrange the site visit and payment.
It is important to note that we are not the ones doing the work. We do not attend your site, and we do not carry out the assessments ourselves. We simply facilitate the connection between the duty holder and a local service provider.
The legal position for HMO landlords
The primary legislation governing fire safety in the common parts of multi-occupied buildings is the Regulatory Reform (Fire Safety) Order 2005. Under this Order, the landlord or manager is designated as the ‘responsible person’ and has a legal duty to ensure a fire risk assessment is carried out and regularly reviewed. In addition to the Fire Safety Order, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) apply to the entirety of the property. These are enforced by the local housing authority, which has the power to inspect properties and ensure they are fit for human habitation.
For existing residential premises, the LACORS national fire safety guidance provides the standard for what is considered reasonable and necessary. When evaluating fire detection systems, the work is normally carried out against BS 5839-6. For a typical shared house, this often means a Grade D LD2 system is required, though the specific requirements will be determined by the assessor based on the building's specific risks.
An HMO landlord or manager must hold a current fire risk assessment to remain compliant. Mandatory HMO licensing conditions specifically require this document, and failure to produce one can lead to the council serving improvement or prohibition notices. The penalties for non-compliance are severe, including unlimited fines and the potential for banning orders which prevent a landlord from letting property entirely. Enforcement in Barwell sits with the local fire and rescue service for the Fire Safety Order, or the local authority for Housing Act matters. The assessment must be carried out by a competent person who has the necessary skills and experience. Please note that the information 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 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, such as hallways, landings, and shared kitchens. Even if the property does not require a mandatory HMO licence from the council, the fire safety legislation still applies, and you must ensure the safety of your tenants by identifying and mitigating fire risks.
What alarm grade does an HMO need?
The specific alarm grade depends on the size and layout of the property, but most shared houses are expected to meet BS 5839-6 standards. This commonly involves a Grade D LD2 system, which includes mains-powered, interlinked smoke alarms in the escape routes and high-risk rooms like kitchens and lounges. The local firm we put you in touch with will evaluate your current system against these British Standards and the LACORS guidance to ensure it provides adequate protection.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors are required to be fire-resisting, typically rated to FD30S standard, meaning they provide 30 minutes of fire resistance and include smoke seals. This is because bedrooms are considered individual fire cells, and the doors protect the shared escape route from a fire starting within a private room. The assessor who contacts you will check the condition of these doors, including the hinges, closers, and seals, to ensure they are functional.
How often does a licensed HMO need a fire risk assessment?
While the law does not state a specific expiry date, it requires the assessment to be 'regularly reviewed' to remain valid. For a licensed HMO, it is standard practice to conduct a full review annually or whenever there is a significant change to the building layout, the number of tenants, or the fire safety systems. Local authorities often request a copy of a recent assessment as part of the licence renewal process to ensure ongoing compliance.
What does the council actually check during an inspection?
The local housing authority uses the Housing Health and Safety Rating System (HHSRS) to identify hazards. They will look for adequate fire detection, clear escape routes, appropriate fire doors, and evidence that a competent person has completed a fire risk assessment. If they find deficiencies, they can issue improvement notices. The company we put you in touch with will provide a report that helps you address these specific areas before a council inspection occurs.
How much will the assessment cost me?
A HMO fire risk assessment in Barwell typically costs £150 to £400 per property. This range covers most standard residential conversions and shared houses. However, the final price is determined by the local firm we pass your enquiry to, based on the size of the building and the complexity of the internal layout. Larger properties or those with complex fire safety systems may attract a higher fee, which the firm will confirm in their quote.
Is Leicester Fire Risk Assessment the company that visits my property?
No, we are an enquiry service rather than the assessor. We do not carry out site visits or write the reports ourselves. Our role is to take your property details and pass them to a local fire safety firm that operates in the Barwell area. That independent firm will then contact you directly to provide a quote and, if you choose to instruct them, they will be the ones who attend your property to conduct the assessment.
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.