LE10 · Hinckley
HMO Fire Risk Assessment
in Hinckley
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 diverse architectural mix. If you manage a property in the LE10 postcode district, securing a professional HMO fire risk assessment in Hinckley is a necessary step in meeting your legal obligations. The town centre features a distinct shopping quarter with older commercial frontages and flats over shops, while the outskirts are characterised by logistics and manufacturing units. These older buildings and converted spaces often present complex layouts that require careful evaluation. Whether you manage a traditional shared house, a converted commercial unit, or a building with self-contained flats, a formal assessment identifies potential hazards and the measures needed to protect your tenants. Regarding the cost of this service, a HMO fire risk assessment in Hinckley typically costs £150 to £400 per property. This figure is a guide only and the final price depends entirely on the size and complexity of the building. The specific quote for your premises will be provided directly by the local firm we pass your enquiry to, rather than by this enquiry service.
What the assessment covers
The fire risk assessment is a comprehensive review of the building’s physical fire precautions and management arrangements. The assessor who contacts you will examine several key factors that influence both the safety of the property and the final cost of the report. The number of storeys and the total number of bedrooms are primary considerations, as larger buildings naturally require more time to inspect. The assessor will also check whether the property is currently licensed or falls under mandatory licensing requirements, as this often dictates specific safety standards.
A significant portion of the work involves inspecting the existing fire alarm system to determine its grade and coverage, so that it meets the necessary safety benchmarks. The condition of fire doors is another critical element; the assessor will check the doors to individual bedrooms and those protecting the primary escape route to ensure they provide adequate protection. The layout of the property is also vital, as the risks associated with a traditional shared house differ from those in a building converted into fully self-contained flats. All these variables are documented to provide a clear picture of the property's fire safety status.
How the enquiry works
Leicester Fire Risk Assessment operates as a dedicated enquiry service to help you find a suitable professional. We are not a firm of contractors and we do not carry out the site visits ourselves. The process follows four simple steps:
- You submit your property details through our enquiry form.
- We pass these details to a local fire safety firm covering the Hinckley area.
- That firm contacts you directly to provide a specific quote for the work.
- You deal with the chosen company directly to arrange the assessment and payment.
This ensures you are put in touch with a competent person who has the specific expertise required for your type of HMO.
The legal position for HMO landlords
Fire safety in multi-occupied properties is governed by several pieces of legislation and 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. Under this Order, the landlord or manager is designated as the ‘responsible person’ and must ensure a current fire risk assessment is in place. Additionally, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) allow the local housing authority to inspect properties for fire hazards.
For existing residential buildings, the LACORS national fire safety guidance provides the standard for what is considered ‘adequate’ protection. Assessors typically refer to BS 5839-6 when evaluating alarm systems; for a standard shared house, this is commonly a Grade D LD2 system. If a property requires mandatory HMO licensing, the local council will include the provision of a fire risk assessment as a condition of the licence. Enforcement in Hinckley is carried out by the local fire and rescue service or the local authority, depending on the specific nature of the building and the breach.
Failure to comply with these duties can lead to serious consequences. The council has the power to serve improvement notices or, in extreme cases, prohibition notices that prevent the building from being occupied. Legal penalties for non-compliance include unlimited fines and the possibility of banning orders for landlords. It is a legal requirement that the assessment is carried out by a competent person with the necessary skills and experience. Please note that the information on this page is for general guidance 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 house in multiple occupation, you are legally required to have a fire risk assessment. Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person must ensure that a suitable and sufficient assessment is conducted for the common areas of the building. This applies regardless of whether the property requires a mandatory licence from the local council. It is the primary document used to demonstrate that you are managing fire risks appropriately for your tenants.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property, but most shared houses are expected to meet BS 5839-6 standards. For a typical two or three-storey shared house, this is often a Grade D LD2 system, which involves mains-powered, interlinked smoke and heat detectors in high-risk areas and escape routes. The firm we put you in touch with will evaluate your current system against these British Standards to ensure it provides sufficient early warning for all occupants.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors must function as fire doors to protect the escape route. These doors are usually required to be FD30 rated, meaning they can resist fire for 30 minutes, 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. If the property is a small shared house with a low-risk layout, requirements might differ, but professional verification is essential to ensure compliance with LACORS guidance.
How often does a licensed HMO need a fire risk assessment?
While the law does not specify a fixed expiry date, a fire risk assessment must be 'regularly reviewed' to remain valid. For a licensed HMO, local authorities generally expect the assessment to be reviewed annually or whenever there is a significant change to the building’s layout, occupancy, or fire safety systems. Keeping the document up to date is often a specific condition of your HMO licence, and failure to do so could result in enforcement action by the local housing authority.
What does the council actually check during an inspection?
When the local authority or fire service inspects a Hinckley HMO, they look for physical evidence that fire risks are being managed. This includes checking that fire doors close properly, so that escape routes are clear of obstructions, and verifying that the fire alarm and emergency lighting have been tested. They will also ask to see your fire risk assessment documentation. If the assessment is missing or inadequate, the council may issue an improvement notice or financial penalties under the Housing Act 2004.
How much will the fire risk assessment cost?
A HMO fire risk assessment in Hinckley typically costs £150 to £400 per property. The exact price is determined by the size of the building, the number of letting rooms, and the complexity of the internal layout. Because we are an enquiry service and not the contractors ourselves, we do not set the final price. The local firm we pass your details to will review your specific requirements and provide a transparent quote based on the work involved to inspect your premises.
Who carries out the assessment if I use this service?
Leicester Fire Risk Assessment acts as a bridge between property owners and professional assessors. We are an enquiry service, not a consultancy or accreditation body. When you submit your details, we pass them to a local fire safety firm that operates in the Hinckley area. That independent company will then contact you to discuss the site visit and provide their own quote. You will deal with that firm directly for the inspection, the report delivery, and any subsequent advice.
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.