LE3 · Braunstone
HMO Fire Risk Assessment
in Braunstone
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 specific approach to safety, particularly in a residential area like Braunstone. If you are a landlord or property manager, obtaining a professional HMO fire risk assessment in Braunstone is a fundamental step in meeting your legal obligations. This part of the LE3 postcode district is characterised by a large postwar estate, featuring a mix of local shops, community buildings, and adjacent light industrial units. Within this landscape, many residential properties have been converted into Houses in Multiple Occupation to serve the local workforce and community. Whether the property is a standard terraced house shared by three tenants or a larger converted building, the communal areas and structural fire protections must be evaluated. A HMO fire risk assessment in Braunstone typically costs £150 to £400 per property, although the final figure depends entirely on the specific building and the quote provided by the firm we pass your enquiry to. We act as a bridge, so that your details reach a local professional who understands the specific housing stock found in this part of Leicester.
What the assessment covers
The firm that contacts you will conduct a thorough review of the building’s fire safety provisions. The scope of the work and the eventual cost are influenced by several physical and administrative factors. The assessor 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 higher standards of protection.
A significant portion of the assessment focuses on the existing alarm grade and the extent of its coverage throughout the building. The condition of fire doors is another critical factor, specifically those leading to bedrooms and those protecting the primary escape route. The assessor will also differentiate between the requirements for a standard shared house layout and a building divided into fully self-contained flats, as the risk profiles and required partitions differ significantly. The final report will highlight any deficiencies in these areas and provide a prioritised action plan for the duty holder to follow.
How the enquiry works
Leicester Fire Risk Assessment operates as a dedicated enquiry service to help you find a local specialist. We are not the ones doing the work, and we do not attend your premises. The process follows these four steps:
- You provide the details of your Braunstone property via our enquiry form.
- We pass these details to a local fire safety firm that covers the LE3 area.
- That firm contacts you directly to provide a specific quote and discuss their availability.
- You deal with the firm directly to instruct the work, receive the report, and handle payment.
The legal position for HMO landlords
The primary legislation governing fire safety in the communal areas 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 must ensure a suitable and sufficient fire risk assessment is recorded. 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 fire hazards.
Assessments are normally carried out against the guidance found in BS 5839-6, which for a typical shared house often specifies a Grade D LD2 system, and the LACORS national fire safety guidance for existing housing. If a property requires a mandatory HMO licence, the local authority will usually make a current fire risk assessment a condition of that licence. Failure to comply 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.
Enforcement in Braunstone is handled by the local fire and rescue service for matters relating to the Fire Safety Order, or the local authority for matters relating to the Housing Act. It is a legal requirement that the assessment is carried out by a competent person with the necessary training and experience. The information on this page is provided as general guidance for duty holders and does not constitute legal advice for any specific building or situation.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you manage a property where three or more tenants from more than one household share facilities, you have a legal duty to have a fire risk assessment. 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 requirement to assess and mitigate fire risks remains a statutory obligation for the landlord.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property, but most standard shared houses in Braunstone are expected to meet BS 5839-6 standards. This commonly involves a Grade D LD2 system, which consists of mains-powered, interlinked smoke alarms in the escape routes and high-risk rooms like kitchens and lounges. The firm we put you in touch with will verify if your current system meets the specific guidance for your building type.
Do bedroom doors have to be fire doors?
In most Houses in Multiple Occupation, bedroom doors must act as fire doors to protect the escape route. These doors usually need to be rated to FD30S standards, meaning they provide 30 minutes of fire resistance and include smoke seals. The assessor who contacts you will check the condition of these doors, so that they are fitted with appropriate self-closing devices and that the frames and hinges are up to the required safety standard.
How often does a licensed HMO need one?
While the law does not set a rigid expiry date, a fire risk assessment is a 'living 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 occupied. Local authorities often request a copy of a recent assessment during the licence renewal process to ensure the property remains safe for tenants.
What does the council actually check?
The local authority checks for hazards under the Housing Health and Safety Rating System. They look for adequate fire detection, clear escape routes, and correct fire partitioning between rooms. They will also verify that the landlord is maintaining the property in accordance with the LACORS guidance. If the council finds that the fire safety measures are inadequate, they have the power to issue formal notices that legally require you to carry out remedial works.
How much will the assessment cost me?
A HMO fire risk assessment in Braunstone 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. The specific price for your property will be determined by the local firm we pass your enquiry to. They will provide a quote based on the size, complexity, and location of the building before any work is agreed upon.
Who carries out the site visit?
Leicester Fire Risk Assessment is an enquiry service and does not carry out assessments or attend sites. We do not employ the assessors. Once you submit your details, we pass them to an independent local firm that specialises in residential fire safety. That company will be responsible for visiting your property in Braunstone, conducting the physical inspection, and producing the professional report that you need for your records or licensing application.
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.