LE3 · Glenfield
HMO Fire Risk Assessment
in Glenfield
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 landlords managing multi-occupied properties in the LE3 area have specific legal obligations to ensure the safety of their tenants. Arranging an HMO fire risk assessment in Glenfield is a necessary step for any property that has been converted into bedsits, shared housing, or flats. Glenfield has evolved from a traditional village core into a busy suburb, and the local building stock reflects this history. The area contains a mix of older residential properties near the village centre, modern estate housing, and larger buildings situated near the hospital site and county council offices. Many of these structures, particularly older houses converted into multiple dwellings or large modern homes used as shared accommodation, require a professional assessment to identify potential fire hazards.
This service acts as an intermediary, connecting you with local fire safety professionals who understand the specific requirements for residential buildings in Leicestershire. A HMO fire risk assessment in Glenfield typically costs £150 to £400 per property, although the final figure depends on the size and complexity of the building. The firm we pass your enquiry to will provide a specific quote based on your individual property details. Whether you manage a small shared house for local workers or a larger block of flats, so that you have a valid assessment is a fundamental part of your management duties.
What the assessment covers
The fire risk assessment is a thorough physical inspection of the premises to evaluate how likely a fire is to start and what the consequences would be for the residents. The assessor who contacts you will look at several variables that influence both the safety of the building and the eventual cost of the report. The number of storeys and the total number of bedrooms are primary factors, as larger buildings present more complex escape routes. The assessor will also check whether the property is currently licensed or falls under mandatory licensing criteria, as this often dictates specific safety standards required by the local authority.
The inspection includes an evaluation of the existing fire alarm system, checking its grade and the extent of its coverage throughout the building. The condition of fire doors is a critical element, particularly those leading to individual bedrooms and those protecting the primary escape route. The assessor will also consider the building layout, noting whether the property functions as a shared house with communal facilities or consists of fully self-contained flats, as the risk profile differs between these types of occupancy. The resulting report will highlight any necessary remedial actions required to protect the occupants.
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:
- You send the details of your Glenfield property through our enquiry form.
- We pass these details to a local fire safety firm.
- 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.
It is important to note that we are not the ones doing the work; we do not attend your site or carry out the assessments ourselves. We simply facilitate the connection between the duty holder and a local service provider.
The legal position for HMO landlords
Fire safety in multi-occupied residential buildings is governed by a combination of legislation and national guidance. The Regulatory Reform (Fire Safety) Order 2005 is the primary piece of legislation, and it covers the common parts of an HMO, such as hallways, landings, and shared kitchens. Under this Order, the landlord or manager is designated as the ‘responsible person’ and must ensure that a current fire risk assessment is held for the premises. Additionally, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) allow the local housing authority to inspect properties and ensure they are safe for habitation.
For existing residential buildings, the LACORS national fire safety guidance provides the framework for what is considered acceptable protection. This often involves so that the fire detection system meets BS 5839-6 standards. In a typical shared house, this is commonly a Grade D LD2 system, which includes interlinked mains-powered smoke and heat detectors. Where a property is subject to mandatory HMO licensing, the local council will require a valid fire risk assessment as a condition of the licence. Failure to comply can lead to the local authority or the local fire and rescue service serving improvement or prohibition notices.
The penalties for failing to manage fire risks are significant, including unlimited fines and banning orders for landlords. The law requires that the assessment must be carried out by a competent person who has the necessary training and experience to identify risks accurately. Please note that the information provided here is for general guidance and does not constitute legal advice for a specific building. Enforcement in Glenfield is carried out by the local fire and rescue service for the Fire Safety Order, or the local authority for Housing Act matters, depending on the specific nature of the building and the breach.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you own or manage a property in Glenfield that is occupied by three or more people from more than one household, you are legally required 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 duty to assess and mitigate fire risks still exists for the landlord or manager.
What alarm grade does an HMO need?
The required alarm grade usually follows the BS 5839-6 standard. For a standard shared house, this is often a Grade D LD2 system, which consists of mains-powered smoke alarms with battery backups in all circulation areas and high-risk rooms like kitchens and lounges. The firm we put you in touch with will evaluate your specific layout to determine if your current system meets the LACORS guidance or if upgrades are necessary to protect the residents.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors are required to be fire-resisting to protect the escape route. These doors typically need to provide 30 minutes of fire resistance (FD30) and be fitted with self-closing devices and intumescent strips. The assessor who contacts you will inspect the condition of all doors leading onto the escape route to ensure they are fit for purpose and can prevent the spread of smoke and flames long enough for tenants to evacuate.
How often does a licensed HMO need a fire risk assessment?
While the law does not specify a fixed expiry date, it states the assessment must be reviewed regularly to remain 'suitable and sufficient'. For a licensed HMO, it is standard practice to review the assessment annually or whenever there is a significant change to the building layout or the type of tenants. Local authorities in Leicestershire often check for a recent assessment (usually within the last 12 months) during their licensing inspections.
What does the council actually check during an inspection?
When the local housing authority inspects an HMO in Glenfield, they look for evidence that the landlord is managing fire risks effectively. This includes checking for a valid fire risk assessment, service records for alarms and emergency lighting, and the physical state of fire doors. They use the Housing Health and Safety Rating System (HHSRS) to identify hazards. If the property is found to be unsafe, they can issue a notice requiring you to carry out specific works within a set timeframe.
How much will the fire risk assessment cost?
A HMO fire risk assessment in Glenfield typically costs £150 to £400 per property. The exact price is determined by the local firm we pass your enquiry to, based on factors such as the number of storeys, the number of letting rooms, and whether the building is a shared house or split into self-contained flats. Larger or more complex buildings require more time on-site, which will be reflected in the quote provided by the assessor.
Is Leicester Fire Risk Assessment the company that visits my property?
No, we are an enquiry service rather than the assessor. We do not carry out site visits, we do not hold professional accreditations, and we do not write the reports. Our role is to take your property details and pass them to a local fire safety company. That firm will then contact you directly to provide a quote and, if you choose to instruct them, they will be the ones who attend your property in Glenfield.
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.