LE8 · Blaby
HMO Fire Risk Assessment
in Blaby
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 multi-occupied property requires a clear understanding of safety obligations to protect both the tenants and the building. If you are a landlord or agent, obtaining an HMO fire risk assessment in Blaby is a necessary step in meeting your legal duties. The village of Blaby presents a diverse mix of residential and commercial stock, from the village centre with its high street, pubs, and small offices, to the surrounding areas of postwar and modern housing. Many of these properties within the LE8 postcode district function as Houses in Multiple Occupation, whether they are converted older houses or modern purpose-built units.
Typically, an HMO fire risk assessment in Blaby costs £150 to £400 per property. This figure is a guide only; the final price depends on the size and complexity of the building, and the specific quote will be provided by the local firm we put you in touch with. These assessments are required for any property where residents share facilities like kitchens or bathrooms, or where a building has been converted into self-contained flats that do not meet modern building regulations. By using this service, you can ensure the firm that contacts you understands the local housing landscape and the expectations of the relevant authorities.
What the assessment covers
The fire risk assessment is a comprehensive review of the building's managed areas and its protective measures. 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 verify whether the property is currently licensed or falls under mandatory licensing criteria, as this often dictates stricter standards for fire safety management.
The technical inspection includes an evaluation of the existing fire alarm system, specifically checking its grade and the extent of its coverage throughout the property. The condition of fire doors is a critical area of focus, particularly those leading to individual bedrooms and those protecting the primary escape route. The surveyor will also consider the internal layout; a shared house where tenants live as a single group has different risk profiles compared to a building divided into fully self-contained flats. All these elements are documented to provide a clear action plan for the duty holder.
How the enquiry works
Leicester Fire Risk Assessment operates as a dedicated enquiry service to help you find a suitable professional. The process follows four straightforward steps:
- You submit your property details and contact information through our enquiry form.
- We pass these details to a local fire safety firm that covers the Blaby area.
- That firm contacts you directly to discuss the property and provide a specific quote.
- You deal with the firm directly to arrange the site visit and payment.
It is important to note that we are not fire assessors, contractors, or consultants. We do not attend your premises or carry out the assessment ourselves; our role is solely to facilitate the connection between you and a local provider.
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 legislation covering the common parts of an HMO. Under this Order, the ‘responsible person’—usually the landlord or managing agent—must ensure a suitable and sufficient fire risk assessment is carried out and regularly reviewed. Failure to comply with the Order can lead to enforcement action by the local fire and rescue service, which may include alterations notices or, in serious cases, prosecution with unlimited fines.
In addition to the Fire Safety Order, the Housing Act 2004 applies to the entirety of the premises. This is enforced by the local housing authority using the Housing Health and Safety Rating System (HHSRS) to identify and mitigate hazards. For properties subject to mandatory HMO licensing, holding a current fire risk assessment is a standard condition of the licence. If a property is found to be unsafe, the council has the power to serve improvement or prohibition notices, and persistent non-compliance can result in banning orders for landlords.
When assessing an HMO, the work is normally carried out against the LACORS national fire safety guidance for existing housing. This guidance provides a framework for what is considered ‘adequate’ in different types of residential buildings. For most shared houses, the benchmark for fire detection is BS 5839-6, which commonly requires a Grade D LD2 system (interlinked mains-powered alarms in escape routes and high-risk rooms). It is a legal requirement that the assessment is carried out by a competent person with 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
6 answers
Does my HMO need a fire risk assessment?
Yes, if you manage a property where three or more tenants form more than one household and share amenities, you have a legal duty to hold a fire risk assessment. This applies to both the common parts under the Fire Safety Order and the whole building under the Housing Act. Even if the property does not require a mandatory licence, the requirement to ensure the premises are safe for residents remains a constant legal obligation for the landlord.
What alarm grade does an HMO need?
The required alarm grade usually depends on the size of the property and the way it is occupied. Most standard shared houses in Blaby are expected to meet BS 5839-6 standards, which often translates to a Grade D LD2 system. This involves mains-powered, interlinked smoke alarms in all circulation spaces and heat detectors in kitchens. Larger or more complex buildings may require a Grade A system with a central control panel and manual call points.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors must be fire-resisting units, typically rated to FD30S standard, meaning they provide 30 minutes of fire resistance and include smoke seals. These doors protect the escape route, allowing tenants in other rooms time to exit the building if a fire starts in a bedroom. The assessor who contacts you will check the condition of these doors, so that they have self-closing devices and that the frames and hinges are in good repair.
How often does a licensed HMO need a fire risk assessment?
While the law does not set a rigid expiry date, the assessment must be 'kept under review'. For a licensed HMO, it is standard practice to conduct a professional review annually or whenever there is a significant change to the building or the way it is used. Local authorities often require an up-to-date assessment as part of the licence renewal process to prove that the landlord is actively managing the fire risks.
What does the council actually check during an inspection?
When the local authority or fire service inspects a property in Blaby, they look for evidence of a 'managed' environment. This includes seeing a written fire risk assessment, records of alarm testing, and proof that fire doors are maintained. They will also check for physical hazards such as blocked hallways, wedged-open fire doors, or inadequate locks on exit doors. The goal is to ensure that the fire safety strategy documented in your assessment is actually being implemented.
How much will the assessment cost me?
A typical HMO fire risk assessment in Blaby costs £150 to £400 per property. This range covers the majority of standard shared houses and small blocks of flats. The specific price is determined by the firm we pass your enquiry to, based on the number of rooms and the complexity of the layout. We operate as an enquiry service, so the final quote and the professional service are provided directly by the local firm, not by us.
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.