LE9 · Earl Shilton
HMO Fire Risk Assessment
in Earl Shilton
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 town with a high street, terraces from its footwear and hosiery past and small factory units. Many landlords in the LE9 postcode district oversee older buildings that have been converted from their original industrial or residential purposes into shared housing. If you manage such a property, obtaining a professional HMO fire risk assessment in Earl Shilton is a necessary step to ensure the safety of your tenants and to meet your legal obligations. These assessments are typically required for shared houses, bedsits, and buildings converted into self-contained flats where the conversion does not meet modern building regulations.
Leicester Fire Risk Assessment operates as an enquiry service to help you find a suitable provider for this work. We do not carry out the inspections ourselves; instead, we pass your details to a local firm that specialises in residential fire safety. A HMO fire risk assessment in Earl Shilton 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 the enquiry to. This ensures you receive a price tailored to the layout and complexity of your premises.
What the assessment covers
The firm that contacts you will conduct a thorough review of the property to identify potential hazards and evaluate existing safety measures. The scope of this work and the eventual cost are influenced by several factors. A primary consideration is the size of the building, including the number of storeys and bedrooms. Larger properties with more occupants naturally require a more detailed inspection of the escape routes and communal areas.
The assessor will also look at whether the property is currently licensed or falls under mandatory licensing requirements, as this can dictate specific standards required by the local authority. They will examine the existing fire alarm grade and its coverage throughout the building. The condition and suitability of fire doors—both to individual bedrooms and those protecting the primary escape route—are critical components of the survey. Furthermore, the layout of the property, whether it operates as a simple shared house with a communal kitchen or consists of fully self-contained flats, will change how the risks are calculated and managed.
How the enquiry works
We act as a bridge between property owners and fire safety professionals. The process follows these four steps:
- You provide the details of your property via our enquiry form.
- We pass these details to a local fire safety firm that covers the Earl Shilton area.
- That firm contacts you directly to provide a quote and discuss the specifics of your building.
- You deal with the firm directly to book the assessment and settle payment.
Please be aware that Leicester Fire Risk Assessment is not a consultancy and does not attend your site; the work is completed entirely by the independent company we put you in touch with.
The legal position for HMO landlords
Fire safety in multi-occupied properties is governed by several pieces of legislation. The Regulatory Reform (Fire Safety) Order 2005 applies to the common parts of an HMO, such as hallways, landings, and shared kitchens. 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 the Fire Safety Order, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) are enforced by the local housing authority. These regulations allow the council to inspect properties for hazards, including fire risks. Guidance for meeting these standards is often drawn from the LACORS national fire safety guidance for existing housing, which provides a framework for what is considered acceptable in different types of HMOs. For fire detection, work is normally carried out against BS 5839-6; for a standard shared house, this commonly results in a recommendation for a Grade D LD2 system.
It is a legal requirement for an HMO landlord or manager to hold a current fire risk assessment. This is particularly important for licensed properties, as providing a valid assessment is often a condition of the licence. If a property is found to be unsafe, the local authority or the local fire and rescue service can serve improvement or prohibition notices. Failure to comply can lead to severe penalties, including unlimited fines and banning orders. The assessment must be carried out by a competent person with the necessary skills and experience. Please note that this page provides general information for the LE9 area 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 property where multiple households share amenities like a kitchen or bathroom, or a building converted into flats, you are legally required to have one. The Regulatory Reform (Fire Safety) Order 2005 mandates that the responsible person must assess fire risks in the communal areas. This applies regardless of whether the property requires a mandatory licence from the local council.
What alarm grade does an HMO need?
The required alarm grade usually depends on the size and layout of the property. Most standard shared houses are assessed against BS 5839-6, which often results in a recommendation for a Grade D LD2 system. This involves mains-powered, interlinked smoke detectors in the escape routes and high-risk rooms like kitchens. The firm we put you in touch with will confirm the specific requirements for your building.
Do bedroom doors have to be fire doors?
In the majority of HMOs, bedroom doors must be fire-resisting to protect the escape route for other tenants. These doors are typically expected to provide 30 minutes of fire resistance (FD30) and should be fitted with self-closing devices and intumescent strips. The assessor who contacts you will check the condition of your existing doors and advise if upgrades or replacements are necessary to meet current safety standards.
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, most local authorities expect a formal review every twelve months or whenever there is a significant change to the building or the way it is occupied. Keeping an up-to-date document is a key part of demonstrating that you are meeting your licensing conditions.
What does the council actually check during an inspection?
The local housing authority checks for hazards under the Housing Health and Safety Rating System. They will look for adequate fire detection, clear escape routes, and proper fire separation between rooms. They will also ask to see your current fire risk assessment document. If the assessment is missing or inadequate, the council has the power to serve an improvement notice, which can lead to legal action if ignored.
How much will the assessment cost me?
A HMO fire risk assessment in Earl Shilton typically costs £150 to £400 per property. The specific price is determined by the local firm we pass your enquiry to, based on the number of rooms, the number of storeys, and the complexity of the building's layout. You will receive a direct quote from the professional assessor before any work is carried out, so that price transparency.
Are you the company that visits my property?
No, Leicester Fire Risk Assessment is an enquiry service, not a firm of assessors. We do not attend sites or carry out the inspections ourselves. Our role is to take your details and pass them to a local fire safety company that operates in the Earl Shilton area. You will deal with that firm directly for the assessment, the report, and the billing.
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.