LE5 · Hamilton
HMO Fire Risk Assessment
in Hamilton
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.
If you are responsible for an HMO in Hamilton, Leicester, understanding your fire safety obligations is essential. A professional HMO fire risk assessment in Hamilton helps ensure the safety of your tenants and compliance with fire safety law. Hamilton, located in the LE5 postcode district, features a mix of modern estate housing, often converted to HMOs, alongside a district retail centre and adjacent business units. Many of these properties, particularly those within the residential estates, are subject to HMO regulations.
These regulations apply to properties where three or more tenants, forming more than one household, share facilities such as kitchens or bathrooms. A fire risk assessment is a fundamental requirement for such properties, identifying potential fire hazards and outlining necessary control measures. It helps protect occupants and the property itself from the devastating effects of fire. A HMO fire risk assessment in Hamilton typically costs £150 to £400 per property, but this figure depends on the individual building's characteristics. The firm we put you in touch with will provide a specific quote based on your property's details.
What an HMO Fire Risk Assessment Covers
The fire risk assessment carried out by the firm we put you in touch with will be a comprehensive review of your property's fire safety provisions. The scope of the work and, consequently, the price will be influenced by several factors. These include the number of storeys and bedrooms within the HMO, whether the property is licensed or mandatory-licensable, and the existing alarm grade and coverage throughout the building.
The assessor will also examine the condition of fire doors, particularly those to bedrooms and along the escape route, to ensure they meet the required standards for fire resistance and self-closure. The overall layout of the property is also a key consideration; whether it functions as a shared house with communal facilities or has been converted into fully self-contained flats will impact the assessment's focus and recommendations. The assessment will identify fire hazards, evaluate the risk to people, and recommend actions to remove or reduce those risks.
How the Enquiry Works
Our service simplifies the process of finding a local firm to carry out your HMO fire risk assessment.
- You send us the details of your property and your requirements.
- We pass these details to a local, fire safety firm.
- That firm contacts you directly to discuss your needs and provide a quote.
- You then deal with them directly for the assessment and any subsequent work.
We are an enquiry service and do not carry out the work ourselves.
The Legal Position on HMO Fire Safety
The primary legislation governing fire safety in the common parts of an HMO is the Regulatory Reform (Fire Safety) Order 2005. This Order places a legal duty on the responsible person, typically the landlord or manager, to ensure the safety of occupants from fire. This includes carrying out a suitable and sufficient fire risk assessment.
In addition, the Housing Act 2004, enforced by the local housing authority, is highly relevant to HMOs. This Act, along with its associated Housing Health and Safety Rating System (HHSRS), mandates specific standards for HMOs, including fire safety. Mandatory HMO licensing conditions often explicitly require a current fire risk assessment. The local housing authority can serve improvement or prohibition notices if a property is found to be unsafe, and breaches can lead to significant penalties, including unlimited fines and banning orders for landlords.
Guidance for fire safety in existing housing, including HMOs, is provided by LACORS (Local Authorities Coordinators of Regulatory Services) national fire safety guidance. Fire alarm systems in HMOs are typically designed and installed in accordance with BS 5839-6, often specifying a Grade D LD2 system for a shared house.
An HMO landlord or manager must hold a current fire risk assessment. This assessment must be carried out by a competent person who has sufficient training, experience, and knowledge to identify fire hazards and evaluate the risks. Enforcement in Hamilton falls under the remit of the local fire and rescue service for the Fire Safety Order and the local authority for the Housing Act. This page provides general information and is not a substitute for a specific fire risk assessment or professional advice regarding your particular building.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you are the landlord or manager of an HMO, you are legally required to have a current fire risk assessment. This applies to all HMOs, whether or not they are subject to mandatory licensing. It is a fundamental duty under the Regulatory Reform (Fire Safety) Order 2005.
What alarm grade does an HMO need?
The required fire alarm grade for an HMO typically depends on the property's size and layout. For many shared houses, a Grade D LD2 system, designed and installed to BS 5839-6, is often recommended. The specific grade will be determined by the fire risk assessment.
Do bedroom doors have to be fire doors?
In many HMOs, particularly those with a higher risk profile or those subject to mandatory licensing, bedroom doors are required to be fire-resisting doors. These doors, along with their frames and ironmongery, must provide a specified period of fire protection and be self-closing.
How often does a licensed HMO need one?
While there is no fixed legal period, a fire risk assessment should be reviewed regularly and whenever there is a significant change to the property or its occupancy. Typically, it is good practice to review an HMO fire risk assessment at least annually, or every two to three years as a minimum.
What does the council actually check?
When inspecting an HMO, the council will check for compliance with the Housing Act 2004 and associated regulations. This includes verifying that a current, suitable, and sufficient fire risk assessment is in place, along with appropriate fire safety measures such as alarms, fire doors, and clear escape routes.
How much does an HMO fire risk assessment cost?
A HMO fire risk assessment in Hamilton typically costs between £150 and £400 per property. The exact price will depend on the size and complexity of your specific HMO, including factors like the number of bedrooms and storeys. A local firm will provide a precise quote.
Are you the company that will do the assessment?
No, we are an enquiry service. We take your details and pass them on to a local fire safety firm that specialises in HMO fire risk assessments. That firm will then contact you directly to discuss your requirements and provide a quote for their services.
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.