LE10 · Burbage
HMO Fire Risk Assessment
in Burbage
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 when coordinating the needs of several unrelated tenants. If you are a landlord or property manager, obtaining a professional HMO fire risk assessment in Burbage is a necessary step in meeting your legal obligations. Burbage is a large village adjoining Hinckley, characterised by a mix of traditional structures near the local parade, pubs, and the village church, alongside extensive areas of modern estate housing. Within the LE10 postcode district, HMOs are often found in converted older dwellings or larger modern houses that have been adapted for multiple occupants. These premises require a dedicated assessment because the shared nature of the kitchens, hallways, and escape routes increases the potential risk to life in the event of a fire. A HMO fire risk assessment in Burbage typically costs £150 to £400 per property, though the exact figure depends on the size and complexity of the building. The final quote will be provided directly by the local firm we pass your enquiry to, as they will determine the specific requirements of your premises.
What the assessment covers
A fire risk assessment for a House in Multiple Occupation is a comprehensive review of the building's managed areas and its life safety systems. 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 higher standards of protection.
The technical inspection includes an evaluation of the existing fire alarm grade and its coverage throughout the property. The condition of fire doors is a critical element, specifically those protecting individual bedrooms and the primary escape route. The assessor will also differentiate between the requirements for a standard shared house and a building divided into fully self-contained flats, as the risk profile and necessary compartmentation differ significantly between these layouts. The resulting document will highlight any deficiencies and provide a prioritised action plan to bring the property up to the required standard.
How the enquiry works
Leicester Fire Risk Assessment operates as a dedicated enquiry service to help duty holders find competent local providers. It is important to understand that we are not the ones doing the work, nor do we attend your site. The process follows these four steps:
- You submit your property details through our enquiry form.
- We pass these details to a local fire safety firm that covers the Burbage area.
- That firm contacts you directly to discuss the building and provide a formal quote.
- You deal with the firm directly for the assessment, payment, and any follow-up queries.
The legal position for HMO landlords
Fire safety in multi-occupied domestic premises is governed by a combination of legislation and national guidance. The primary piece of legislation is the Regulatory Reform (Fire Safety) Order 2005, which applies to the common parts of an HMO, such as shared hallways, landings, and kitchens. Under this Order, the landlord or manager is designated as the ‘responsible person’ and has a legal duty to ensure a current fire risk assessment is in place.
Furthermore, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) allow the local housing authority to inspect properties for fire hazards. If a property requires mandatory HMO licensing, the local council will typically demand a valid fire risk assessment as a condition of the licence. Failure to comply with these regulations can lead to the local authority serving improvement or prohibition notices. The penalties for non-compliance are severe, including unlimited fines and, in serious cases, banning orders that prevent a landlord from letting property.
For existing residential buildings, the work is normally carried out against the LACORS national fire safety guidance. This guidance provides a framework for what is considered reasonable and necessary in different types of housing. In terms of detection, BS 5839-6 is the standard used to determine the appropriate alarm system; for a standard shared house, this is commonly a Grade D LD2 system. Enforcement in Burbage is split between the local fire and rescue service, who deal with the Fire Safety Order, and the local authority, who oversee the Housing Act requirements. This page provides general information only and does not constitute legal advice for a specific building. The assessment must always be carried out by a competent person who has the necessary skills and experience to interpret these complex standards.
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 form more than one household and share facilities, you have a legal obligation to hold 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 duty to ensure the premises are safe for occupants remains the responsibility of 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 most shared houses in Burbage will need a system designed to BS 5839-6 standards. For a typical two or three-storey shared house, this is usually a Grade D LD2 system, involving mains-powered, interlinked smoke detectors in the escape routes and high-risk rooms like kitchens and lounges. The firm we put you in touch with will confirm the exact requirements for your specific building layout.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors are a vital part of the escape route protection and usually need to be fire-resisting, typically rated to FD30S standard. These doors must be fitted with self-closing devices and intumescent strips and smoke seals to prevent the spread of fire and smoke into the hallways. The assessor will check the condition and installation of these doors to ensure they provide the necessary protection for tenants sleeping inside.
How often does a licensed HMO need one?
While the law states that a fire risk assessment must be reviewed 'regularly', licensed HMOs often have specific conditions set by the local authority. It is standard practice to review the assessment annually or whenever there is a significant change to the building’s layout or occupancy. If the property is licensed, the council may ask to see a copy of a recent assessment to ensure that all safety measures are being actively managed and maintained.
What does the council actually check?
When the local housing authority or fire service inspects a Burbage HMO, they look for evidence that the landlord is managing fire risks effectively. This includes checking that the fire risk assessment is current and that any remedial actions identified in the report have been completed. They will also inspect the physical state of fire doors, the functionality of the alarm system, and ensure that escape routes are kept clear of obstructions or flammable materials.
How much will the assessment cost?
A HMO fire risk assessment in Burbage typically costs £150 to £400 per property. This range accounts for the difference between a small shared house and a larger, multi-storey building with more complex requirements. Because we are an enquiry service rather than the assessor, the final price is determined by the local firm we pass your details to. They will provide a specific quote based on the number of rooms and the complexity of your property’s fire safety systems.
Who actually carries out the assessment?
We are an enquiry service that connects property owners with local fire safety professionals; we do not carry out the assessments ourselves. Once you submit your details, we pass them to a local firm that operates in the Burbage and Hinckley area. That company will be the one to attend your site, conduct the inspection, and issue the final report. You will deal with them directly for all technical aspects and payment.
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.