LE2 · Knighton
HMO Fire Risk Assessment
in Knighton
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
- £160 – £420 per property
Guide price only. The firm we pass your enquiry to sets its own price once it knows the building.
If you own or manage an HMO (House in Multiple Occupation) in Knighton, Leicester, you have a legal duty to ensure the safety of your tenants. Part of this responsibility includes arranging an HMO fire risk assessment in Knighton. This is particularly relevant given the mix of properties in the LE2 postcode district, which includes interwar detached and semi-detached housing, as well as premises within the village core that might have been converted. Properties such as shared student houses, bedsits, and buildings with multiple self-contained flats often fall under HMO regulations and therefore require a fire risk assessment. The assessment identifies potential fire hazards and outlines necessary safety measures to protect occupants. A HMO fire risk assessment in Knighton typically costs £160 to £420 per property. This figure depends on the specific characteristics of the building, and the precise quote will be provided by the firm we put you in touch with. Leicester Fire Risk Assessment is an enquiry service. We do not carry out the assessments ourselves but connect you with local, competent fire safety firms who can.
What a Fire Risk Assessment Covers
A fire risk assessment for an HMO comprehensively evaluates the 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 property, whether the property is licensed or is mandatory-licensable under HMO regulations, and the existing alarm grade and coverage throughout the building. The condition of fire doors, particularly those leading to bedrooms and along the escape route, is a critical element. The assessment will also consider the overall layout, differentiating between a traditional shared house where facilities are communal and properties converted into fully self-contained flats, as each presents different fire safety challenges. The assessor will identify risks, recommend appropriate control measures, and provide a written report detailing findings and actions required.
How the Enquiry Works
Our service simplifies the process of finding a suitable fire safety firm for your HMO fire risk assessment. We are not the assessors; we facilitate the connection.
- You send the details: You provide us with information about your property and your requirements through our enquiry form.
- We pass them to a local firm: We forward your details to a fire safety firm operating in the Knighton area.
- That firm contacts you with a quote: The firm will then get in touch with you directly to discuss your needs and provide a specific quotation for the assessment.
- You deal with them directly: All subsequent communication, scheduling, and payment arrangements will be made directly between you and the chosen fire safety firm.
The Legal Position on HMO Fire Safety
As an HMO landlord or manager, you are legally obliged to ensure the safety of your tenants from fire. 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 duty on the ‘responsible person’ (typically the landlord or manager) to carry out a suitable and sufficient fire risk assessment.
Beyond the Fire Safety Order, the Housing Act 2004 is also highly relevant. This Act, enforced by the local housing authority, introduces the Housing Health and Safety Rating System (HHSRS), which includes fire safety as one of its hazards. Mandatory HMO licensing conditions often explicitly require a current fire risk assessment. If a property is found to be unsafe, the council can serve improvement or prohibition notices, compelling you to undertake necessary works or even preventing occupation. Failure to comply with fire safety legislation can lead to significant penalties, including unlimited fines and banning orders, which prevent you from letting out properties.
Guidance for fire safety in existing housing, including HMOs, is provided by the LACORS national fire safety guidance. For fire detection and alarm systems, the relevant standard is BS 5839-6, with Grade D LD2 commonly recommended for shared houses.
It is crucial that the fire risk assessment is carried out by a competent person. This means someone with sufficient training, experience, and knowledge. This page provides general information regarding your duties and the process of obtaining an assessment; it is not specific advice for your individual building. Enforcement of fire safety regulations in Knighton sits with the local fire and rescue service or the local authority, as appropriate to the specific legislation being applied.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you own or manage an HMO, you have a legal duty to ensure the safety of your tenants from fire. This includes arranging a suitable and sufficient fire risk assessment. This requirement stems from the Regulatory Reform (Fire Safety) Order 2005 and is often a condition of HMO licensing under the Housing Act 2004.
What alarm grade does an HMO need?
The specific alarm grade required for an HMO depends on various factors, including the property's size, layout, and the number of occupants. However, for a typical shared house, BS 5839-6 commonly recommends a Grade D LD2 system. A competent fire risk assessor will determine the appropriate grade for your specific property.
Do bedroom doors have to be fire doors?
In many HMOs, particularly those with multiple storeys or higher risk profiles, bedroom doors are required to be fire doors. This is to provide occupants with a protected escape route in the event of a fire. The fire risk assessment will identify if fire doors are necessary and assess their condition and suitability.
How often does a licensed HMO need one?
While there isn't a strict legal frequency for reviewing a fire risk assessment, it should be reviewed regularly and whenever there are significant changes to the property or its occupancy. For a licensed HMO, it is generally recommended to review the assessment at least annually, or when the licence is renewed, to ensure it remains current and valid.
What does the council actually check?
When inspecting an HMO, the local council, acting under the Housing Act 2004, will check for compliance with fire safety standards using the Housing Health and Safety Rating System (HHSRS). They will typically request to see your current fire risk assessment and may inspect the property's fire safety provisions, such as alarms, fire doors, and escape routes.
How much does an HMO fire risk assessment cost?
The cost of an HMO fire risk assessment in Knighton typically ranges from £160 to £420 per property. This price varies based on factors like the size and complexity of the HMO. The exact quote will be provided directly by the local fire safety firm we connect you with, once they have reviewed your specific property details.
Are you the company that carries out the assessment?
No, Leicester Fire Risk Assessment is an enquiry service. We do not carry out the fire risk assessments ourselves. Our role is to connect you with local, competent fire safety firms who are able to undertake the assessment for your HMO in Knighton. You will deal directly with the firm we put you in touch with.
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.