LE5 · Humberstone
HMO Fire Risk Assessment
in Humberstone
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 LE5 postcode district must ensure their premises are safe for residents. If you manage a shared house or a building converted into flats, arranging an HMO fire risk assessment in Humberstone is a primary step in meeting your legal obligations. The local landscape in Humberstone is varied, featuring an old village core with traditional brick structures, alongside extensive developments of interwar and postwar housing. Many of these larger residential properties, as well as local shops with living accommodation above and various care premises, fall under the definition of a House in Multiple Occupation. Whether the building is a small terrace or a larger detached postwar property, the fire safety requirements remain stringent. A HMO fire risk assessment in Humberstone typically costs £150 to £400 per property, although the final figure depends on the size and complexity of the building. This quote will be provided directly by the local firm we pass your enquiry to, as Leicester Fire Risk Assessment is an enquiry service and not the company that carries out the site visit.
What the assessment covers
The fire risk assessment is a comprehensive review of the building's fire safety measures. The assessor who contacts you will evaluate several factors that influence both the safety of the occupants and the cost of the report. The number of storeys and the total number of bedrooms are significant variables, as larger buildings naturally require more time to inspect. The firm will also consider whether the property is currently licensed or falls under mandatory licensing requirements, as this often dictates specific safety standards.
The inspection covers the existing fire alarm system, noting its grade and the extent of its coverage throughout the building. A critical element involves the condition of fire doors, both those leading to individual bedrooms and those protecting the primary escape route. The assessor will also look at the layout of the property, distinguishing between a traditional shared house with communal facilities and a building divided into fully self-contained flats. These structural differences change how fire might spread and how residents are expected to evacuate.
How the enquiry works
Leicester Fire Risk Assessment operates as a bridge between property owners and professional service providers. The process follows these four steps:
- You submit your property details through our enquiry form.
- We pass these details to a local fire safety firm covering the Humberstone area.
- That firm contacts you directly to provide a specific quote for the work.
- You deal with the firm directly to book the assessment and settle payment.
It is important to understand that we are not the ones doing the work; we are an enquiry service designed to help you find a competent local provider.
The legal position for HMO landlords
Fire safety in multi-occupied housing 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. Additionally, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) are enforced by the local housing authority to ensure residential premises do not pose a risk to health and safety.
When assessing these properties, firms generally refer to the LACORS national fire safety guidance for existing housing, which provides a framework for what is reasonable in different types of HMOs. They also look at BS 5839-6, which is the British Standard for fire detection in residential buildings. For a typical shared house, this normally results in a recommendation for a Grade D LD2 system.
In plain English, an HMO landlord or manager must hold a current fire risk assessment. This is not optional; mandatory HMO licensing conditions require a valid assessment to be in place. If a property is found to be non-compliant, the local authority or the local fire and rescue service, depending on the specific enforcement remit, can serve improvement notices or prohibition notices. Failure to comply can lead to unlimited fines and banning orders for landlords. The assessment must be carried out by a competent person who has 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 property where three or more tenants form more than one household and share toilet, bathroom, or kitchen facilities, you have a legal duty to conduct 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 fire safety duties still apply 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 most shared houses are expected to meet BS 5839-6 standards. This typically involves a Grade D LD2 system, which consists of mains-powered interlinked smoke alarms in the escape routes and high-risk rooms like kitchens and lounges. The local firm we put you in touch with will confirm the specific requirements for your building during their site visit.
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 within the room of origin. These doors usually need to be FD30 rated, meaning they provide 30 minutes of fire resistance, and should be fitted with self-closing devices and intumescent strips. The assessor will check the condition and fitting of these doors to ensure they meet the standards set out in the LACORS guidance.
How often does a licensed HMO need one?
While the law states that a fire risk assessment must be reviewed regularly, licensed HMOs are often subject to specific conditions set by the local housing authority. It is standard practice to review the assessment annually or whenever there is a significant change to the building's layout or occupancy. A full new assessment is typically recommended every three to five years, or sooner if the previous report is no longer valid.
What does the council actually check?
The local authority checks for compliance with the Housing Act 2004 and the conditions of your HMO licence. They will look for a valid fire risk assessment, proof of fire alarm testing, and evidence that fire doors and emergency lighting are maintained. If the property is found to be unsafe, they can issue an improvement notice. Enforcement in Humberstone is handled by the local council or the fire and rescue service depending on the specific risk.
How much does an HMO fire risk assessment cost?
A HMO fire risk assessment in Humberstone typically costs £150 to £400 per property. This range covers most standard shared houses and small blocks of flats. The exact price is determined by factors such as the number of rooms, the number of storeys, and the complexity of the fire safety systems in place. The local firm will provide you with a fixed quote after you submit your enquiry through our service.
Who carries out the assessment?
The assessment is carried out by a competent fire safety professional from a local firm. Leicester Fire Risk Assessment is an enquiry service rather than the assessor; we do not attend your site or write the reports ourselves. Instead, we take your details and pass them to an experienced company that operates in the Humberstone area. You will then deal with that company directly for the inspection and the final report.
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.