LE19 · Enderby
HMO Fire Risk Assessment
in Enderby
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.
Building owners and managers responsible for multi-occupied properties in the LE19 postcode district must ensure their premises comply with specific safety standards. If you are a landlord, obtaining a professional HMO fire risk assessment in Enderby is a necessary step in managing your legal obligations. The village of Enderby presents a varied landscape for property managers, featuring a traditional village core that sits alongside very large retail and distribution premises at Fosse Park and Grove Park office campuses. This mix of older residential buildings and newer developments means that HMOs in the area range from converted Victorian terraces to modern purpose-built staff accommodation. Whether the property is a small shared house for local retail workers or a larger complex, a formal assessment is required to identify potential hazards. A HMO fire risk assessment in Enderby 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 between you and local specialists who understand the local housing stock and the requirements of the regional authorities.
What the assessment covers
The fire risk assessment is a comprehensive review of the building's managed safety 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 consider whether the property is currently licensed or falls under mandatory licensing criteria, as these often carry specific conditions from the local authority.
Technical elements are a significant part of the review. This includes the existing alarm grade and the extent of its coverage throughout the building. The condition of fire doors is also scrutinized, specifically those leading to individual bedrooms and those protecting the primary escape route. The assessor will evaluate whether the layout functions as a shared house with communal facilities or consists of fully self-contained flats, as the risk profile and required protection levels differ between these two arrangements. The final report will document these findings and provide a list of recommended actions to mitigate identified risks.
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 details of your property and your contact information through our enquiry form.
- We receive your request and pass the details to a local fire safety firm that covers the Enderby area.
- That firm will contact you directly to discuss the property and provide a specific quote for the work.
- You deal with the chosen company directly to arrange the site visit and handle payment.
It is important to understand that we are not the ones doing the work; we are an intermediary service designed to connect duty holders with independent local contractors.
The legal position for HMO landlords
Fire safety in houses in multiple occupation is governed by a combination of legislation. The primary regulation is the Regulatory Reform (Fire Safety) Order 2005, which applies to the common parts of an HMO, such as hallways, landings, and shared kitchens. In addition to this, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) are enforced by the local housing authority to ensure residential premises are fit for habitation.
Guidance for these properties is typically drawn from the LACORS national fire safety guidance for existing housing. When assessing fire detection systems, specialists usually refer to BS 5839-6; for a standard shared house, this commonly translates to a Grade D LD2 system, though requirements vary based on the risk. An HMO landlord or manager must hold a current fire risk assessment to demonstrate they have identified and mitigated risks. Mandatory HMO licensing conditions specifically require this document, and failure to produce one can lead to the council serving improvement or prohibition notices.
The consequences of non-compliance are significant. Penalties for failing to manage fire safety can include unlimited fines and banning orders that prevent a landlord from operating. Enforcement in Enderby sits with the local fire and rescue service for matters relating to the Fire Safety Order, or the local authority for Housing Act matters. The assessment must be carried out by a competent person who has the necessary training and experience to interpret these regulations. Please note that the information on this page is provided for general informational purposes 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 three or more tenants form more than one household and share basic amenities, you have a legal duty to conduct a fire risk assessment. Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person must ensure a written record of the assessment is kept if the property is licensed. Even for smaller, unlicensed HMOs, an assessment is the only way to demonstrate that you have met your general duty of care to keep tenants safe from fire.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the building, but most shared houses are expected to meet BS 5839-6 standards. For a typical two-storey shared house, this is often a Grade D LD2 system, which involves 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 evaluate your existing system against current British Standards and the LACORS guidance to ensure it provides adequate early warning for all occupants.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors are required to be fire-resisting to protect the escape route and contain a fire at its source. These doors usually need to be FD30 rated, meaning they provide 30 minutes of fire resistance, and must be fitted with self-closing devices and intumescent strips. The assessor will check the condition of these doors, including the frames and hardware, to ensure they are functional. If the property is a small shared house of only two storeys, requirements may differ, but a professional assessment will clarify this for your specific layout.
How often does a licensed HMO need one?
While the law does not specify a fixed expiry date, it states the assessment must be reviewed regularly to remain valid. 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 used. Local authorities often require a valid, up-to-date assessment as a condition of the HMO licence. If you have a high turnover of tenants or have carried out building work, a new assessment should be commissioned immediately to reflect the current risk.
What does the council actually check?
When the local authority inspects an HMO in Enderby, they look for evidence that the landlord is actively managing fire risks. They will ask to see your fire risk assessment document and check that any remedial actions identified in it have been completed. They also look at physical measures, such as the presence of fire doors, clear escape routes, and working fire alarms. If these are not in place or the documentation is missing, the council can issue an improvement notice or, in severe cases, a prohibition notice that prevents the property from being occupied.
How much will the assessment cost me?
A HMO fire risk assessment in Enderby 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 with more complex common areas. The final price is determined by the local firm that contacts you, based on the specific details of your property. We provide this guide price to help you budget, but you will receive a fixed quote directly from the specialist who will be carrying out the site visit.
Is Leicester Fire Risk Assessment a consultancy?
No, we are not a fire safety consultancy, and we do not carry out the assessments ourselves. We operate as an enquiry service that connects property owners with local fire safety firms. We do not attend your site, and we do not hold professional accreditations like BAFE or IFE. Our role is to take your property details and pass them to a competent local company. You will deal with that firm directly for the assessment, the report, and any follow-up advice regarding your building's safety.
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.