LE8 · Countesthorpe
HMO Fire Risk Assessment
in Countesthorpe
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 village setting where residential buildings often sit alongside commercial and educational spaces. If you are a landlord or property manager, obtaining a professional HMO fire risk assessment in Countesthorpe is a primary step in meeting your legal obligations. The village is characterised by its local parade of shops, a central school campus, and several pubs, with the surrounding landscape featuring various farm premises. Within the LE8 postcode district, HMOs often consist of converted older houses or purpose-built units situated near these village amenities. Whether the property is a small shared house for three people or a larger building requiring a mandatory licence, a formal assessment ensures the safety of the occupants. A HMO fire risk assessment in Countesthorpe typically costs £150 to £400 per property, though the final figure depends entirely on the specific building and its complexity. The firm we pass your enquiry to will provide a formal quote based on your details. As an enquiry service, we connect you with local professionals who understand the specific requirements of the local housing authority and the fire service.
What the assessment covers
A fire risk assessment for a House in Multiple Occupation is a comprehensive review of the building's physical fire precautions and management arrangements. The assessor who contacts you will evaluate several factors that influence both the complexity of the work and the final price. The number of storeys and bedrooms is a primary consideration, as larger buildings naturally require more time to inspect. The firm will also check whether the property is currently licensed or falls under mandatory licensing criteria, as this often dictates stricter standards for fire separation and detection.
The assessment includes a review of the existing fire alarm grade and its coverage throughout the building. The condition of fire doors is another critical element, specifically those protecting bedrooms and the designated escape route. The assessor will look for appropriate intumescent strips, cold smoke seals, and self-closing devices. Furthermore, the layout of the property significantly impacts the scope of the report; a simple shared house where tenants live as a single group is treated differently than a building divided into fully self-contained flats with their own cooking facilities.
How the enquiry works
Leicester Fire Risk Assessment operates as a dedicated enquiry service to help you find a suitable professional. The process is straightforward and transparent:
- You provide the basic details of your property through our enquiry form.
- We pass these details to a local fire safety firm that covers the Countesthorpe area.
- That firm contacts you directly to provide a quote and discuss their availability.
- You deal with the firm directly to arrange the site visit and payment.
Please be aware that we are not the ones doing the work; we do not attend the site or carry out the assessments ourselves.
The legal position for HMO landlords
The primary legislation governing fire safety in the common parts of multi-occupied residential buildings is the Regulatory Reform (Fire Safety) Order 2005. Under this Order, the ‘responsible person’—usually the landlord or managing agent—must ensure that a suitable and sufficient fire risk assessment is carried out and regularly reviewed. 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 hazards, including fire.
For existing residential premises, the LACORS national fire safety guidance provides the standard framework for compliance. This is often used in conjunction with BS 5839-6, which outlines the standards for fire detection and alarm systems. In a typical shared house, this normally equates to a Grade D LD2 system, though the specific requirements will be determined by the assessor based on the building's risk profile.
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 with these legal duties can lead to serious consequences. The local fire and rescue service or the local authority, depending on the specific area of enforcement in Countesthorpe, can serve improvement or prohibition notices. Under the current legal framework, penalties for non-compliance include unlimited fines and, in severe cases, banning orders that prevent a landlord from letting property.
It is a legal requirement that the assessment is carried out by a competent person who has the necessary training and experience. The information provided on this page is for general guidance and does not constitute legal advice for a specific building. You should always refer to the specific findings of the competent professional who inspects your premises.
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 hold a fire risk assessment. This applies to the common parts under the Regulatory Reform (Fire Safety) Order 2005. Even if the property does not require a mandatory licence from the council, the requirement for a risk assessment still exists to ensure the safety of the occupants and the building.
What alarm grade does an HMO need?
The required alarm grade usually follows the guidance in BS 5839-6. For a standard shared house, a Grade D LD2 system is common, which involves mains-powered alarms with battery backups in all circulation spaces and high-risk rooms like kitchens and lounges. The company we put you in touch with will confirm the exact requirements for your specific layout, as larger or more complex buildings may require a more advanced Grade A panel-based system.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors must be fire-resisting to protect the escape route. This typically means an FD30S rated door, which provides 30 minutes of fire resistance and includes smoke seals. The assessor will check the condition of these doors, so that they are not damaged and that self-closing devices are functional. If the property is a small, two-storey shared house, the requirements might differ slightly, but the assessment will clarify this for you.
How often does a licensed HMO need a new assessment?
While the law states the assessment must be 'regularly reviewed', most local authorities and fire services recommend an annual review for HMOs. A new assessment should also be commissioned if there are significant changes to the building layout, the types of tenants residing there, or if a fire-related incident occurs. For licensed properties, keeping an up-to-date document is essential for maintaining your licence and avoiding potential enforcement action from the council.
What does the council actually check during an inspection?
When the local housing authority inspects an HMO in Countesthorpe, they look for hazards under the Housing Health and Safety Rating System. They will check for adequate fire separation, working smoke alarms, clear escape routes, and valid safety certificates. They will often ask to see your fire risk assessment as evidence that you are managing fire risks proactively. If the assessment is missing or inadequate, they may issue an improvement notice.
How much will the assessment cost me?
A HMO fire risk assessment in Countesthorpe typically costs £150 to £400 per property. This range accounts for the difference between a small three-bedroom house and a larger multi-storey building with more complex common areas. The firm that contacts you will provide a specific price based on the information you provide about your property. As an enquiry service, we do not set these prices or collect the fee ourselves.
Who will actually come to my property?
We are an enquiry service, not a consultancy or firm of assessors. When you submit your details, we pass them to a local fire safety firm that operates in the LE8 area. A qualified assessor from that independent company will be the one to attend your site, conduct the inspection, and produce your report. You will communicate with them directly regarding the appointment time and the delivery of the final document.
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.