LE2 · Highfields
HMO Fire Risk Assessment
in Highfields
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.
Highfields is a distinct residential area of Leicester characterised by dense Victorian terraces and large subdivided villas immediately east of the city centre. Due to the nature of the building stock, it contains one of the highest concentrations of shared houses and licensable HMOs in the city, frequently mixed with local shops and places of worship. If you manage a multi-occupied property in the LE2 postcode district, arranging a professional HMO fire risk assessment in Highfields is a fundamental step in meeting your legal obligations. These assessments are typically required for any property where three or more tenants from more than one household share facilities, as the layout of older, subdivided villas often presents complex escape routes and fire separation challenges.
A HMO fire risk assessment in Highfields typically costs £150 to £400 per property, although the final figure depends on the specific size and complexity of the building. The firm we pass your enquiry to will provide a definitive quote based on your property details. Whether you manage a small terrace or a large villa converted into bedsits, the assessor who contacts you will evaluate the specific risks inherent in your building's design.
What the assessment covers
The fire risk assessment is a comprehensive review of the building's managed areas and its structural fire protection. The assessor who contacts you will look at several factors that influence both the safety of the occupants and the final cost of the report. The number of storeys and the total number of bedrooms are primary considerations, as larger buildings require more time to inspect. The firm will also check whether the property is currently licensed or falls under mandatory licensing, as this often dictates higher standards of protection.
Key physical elements under review include the existing alarm grade and the extent of its coverage throughout the building. The condition of fire doors, both to individual bedrooms and those protecting the primary escape route, is a critical part of the inspection. The assessor will also differentiate between the requirements for a standard shared house and those for a building converted into fully self-contained flats, as the risk profiles differ significantly. By identifying these variables, the local firm can ensure the assessment is tailored to the specific layout of your Highfields property.
How the enquiry works
Leicester Fire Risk Assessment operates as a dedicated enquiry service to bridge the gap between property owners and local specialists. We are not the ones doing the work, and we do not attend your site ourselves. The process follows four simple steps:
- You send your property details and requirements to us via our enquiry form.
- We pass these details to a local fire safety firm that covers the Highfields area.
- That firm contacts you directly to provide a quote and discuss their availability.
- You deal with the chosen company directly to arrange the assessment and payment.
The legal position for HMO landlords
Fire safety in multi-occupied properties is governed by a combination of legislation and national guidance. The Regulatory Reform (Fire Safety) Order 2005 is the primary legislation covering the common parts of an HMO, such as hallways, landings, and shared kitchens. Additionally, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) are enforced by the local housing authority to ensure that residential premises do not pose a risk to occupants.
When assessing a property, the competent person will typically refer to the LACORS national fire safety guidance for existing housing. This document provides a framework for what is considered reasonable and necessary in different types of HMOs. They will also look at BS 5839-6, which is the British Standard for fire detection in domestic premises; for a standard shared house, this is commonly interpreted as a Grade D LD2 system.
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 a valid assessment, and failure to produce one can lead to the local authority serving improvement or prohibition notices. The penalties for non-compliance are severe, including unlimited fines and banning orders for landlords. Enforcement in Highfields sits with the local fire and rescue service for the Fire Safety Order, or the local authority for Housing Act matters, as appropriate. Please note that this page provides general information only and does not constitute legal advice on a specific building.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you manage a property in Highfields with three or more tenants from more than one household, you are generally required to have one. The Regulatory Reform (Fire Safety) Order 2005 applies to the communal areas of all multi-occupied residential buildings. Even if the property does not require a mandatory licence from the council, the duty to ensure the premises are safe through a formal risk assessment still applies to the landlord or manager.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property, but for a typical shared house, the LACORS guidance often points towards BS 5839-6 Grade D LD2. This usually involves mains-powered, interlinked smoke detectors in the escape routes and high-risk rooms like kitchens and lounges. The assessor who contacts you will confirm if your current system meets the necessary British Standards or if upgrades are required to protect the occupants.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors must act as fire doors to protect the escape route. These doors are typically rated to FD30S standard, meaning they provide 30 minutes of fire resistance and include smoke seals. The assessor will check the condition of these doors, including the frames, hinges, and self-closing devices. Because we are an enquiry service rather than the assessor, the specific requirements for your doors will be detailed in the report provided by the local firm.
How often does a licensed HMO need one?
While the law does not specify a fixed expiry date, a fire risk assessment is a live document that must be kept up to date. 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. If you hold a mandatory HMO licence, the local authority will often expect to see a recent assessment as part of your licensing conditions or during a periodic inspection.
What does the council actually check?
The local housing authority checks for hazards under the Housing Health and Safety Rating System. They will look for adequate fire separation between rooms, clear and protected escape routes, and functional fire detection systems. They also verify that the landlord has a valid fire risk assessment on file. If the property is found to be unsafe, the council has the power to issue improvement notices or, in extreme cases, prohibit the use of the building.
How much will the assessment cost for my property?
A HMO fire risk assessment in Highfields typically costs £150 to £400 per property. This range covers most standard Victorian terraces and subdivided villas in the LE2 area. The exact price is determined by the local firm we put you in touch with, based on the number of storeys, the number of letting rooms, and whether the property is a shared house or a block of self-contained flats. You will receive a transparent quote directly from the contractor.
Who carries out the site visit and the report?
The site visit and the subsequent report are carried out by a competent person from a local fire safety company. Leicester Fire Risk Assessment is an enquiry service; we do not attend your property, we do not carry out the assessments ourselves, and we do not hold accreditations. Our role is to take your details and pass them to a qualified local firm who will then handle the entire process, from the physical inspection to the delivery of your 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.