LE1 · Leicester city centre
HMO Fire Risk Assessment
in Leicester city centre
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.
Managing a multi-occupied property in a busy urban environment requires a specific approach to safety and compliance. If you are responsible for a property in the LE1 postcode district, securing a professional HMO fire risk assessment in Leicester city centre is a fundamental step in meeting your legal obligations. The city centre presents a diverse architectural landscape, ranging from retail units and upper-floor offices around the Highcross centre to licensed premises and converted warehouses in the Cultural Quarter. Furthermore, the area contains a significant volume of purpose-built student accommodation serving both universities. These buildings often feature complex layouts or mixed-use elements that increase the potential risk to life in the event of a fire. Whether you manage a small shared house or a large block of flats, a formal assessment identifies hazards and outlines necessary improvements. A HMO fire risk assessment in Leicester city centre typically costs £160 to £420 per property, though the final figure depends on the specific building and the quote is provided directly by the firm we pass your enquiry to. As an enquiry service, we help you find a local provider capable of evaluating these unique city centre environments.
What the assessment covers
The scope of a fire risk assessment for a House in Multiple Occupation is determined by the specific characteristics of the building. The firm we put you in touch with will evaluate several critical factors that influence both the complexity of the report and the eventual cost. A primary consideration is the size of the property, specifically the number of storeys and bedrooms, as larger buildings naturally require more time to inspect. The assessor will also look at whether the property is currently licensed or falls under mandatory licensing requirements, as these often carry specific conditions from the local authority.
Technical elements of the building are also examined in detail. This includes the existing fire alarm grade and the extent of its coverage throughout the premises. The condition and suitability of fire doors, both to individual bedrooms and along the protected escape route, are assessed to ensure they provide adequate protection. The layout of the property is another significant factor; a traditional shared house where occupants live as a single group is viewed differently from a building divided into fully self-contained flats. The assessor who contacts you will provide a comprehensive report based on these variables, so that the findings are tailored to your specific property.
How the enquiry works
Leicester Fire Risk Assessment operates as a dedicated enquiry service to bridge the gap between property owners and technical experts. We are not a fire safety consultancy and we do not carry out the assessments ourselves. The process is designed to be straightforward:
- You provide the details of your property via our enquiry form.
- We pass these details to a local fire safety firm that covers the Leicester area.
- That firm will contact you directly to provide a quote and discuss their availability.
- You deal with the chosen company directly to arrange the site visit and payment.
The legal position for HMO landlords
Fire safety in Houses in Multiple Occupation is governed by several pieces of legislation and national guidance. The Regulatory Reform (Fire Safety) Order 2005 is the primary legislation covering the common parts of an HMO. Under this Order, the ‘Responsible Person’—usually the landlord or managing agent—has a legal duty to ensure a fire risk assessment is carried out and regularly reviewed. Failure to comply with the Order can lead to enforcement action by the local fire and rescue service, which may include improvement or prohibition notices.
In addition to the Fire Safety Order, the Housing Act 2004 applies to the entirety of the premises. This is enforced by the local housing authority using the Housing Health and Safety Rating System (HHSRS). If a property is subject to mandatory HMO licensing, the council will typically require a valid fire risk assessment as a condition of the licence. The national standard for fire safety in residential accommodation is the LACORS guidance, which provides a framework for both landlords and enforcement officers to ensure consistency. For shared houses, fire detection systems are normally carried out against BS 5839-6, often requiring a Grade D LD2 system.
An HMO landlord or manager must hold a current fire risk assessment to demonstrate that they have identified and mitigated risks. The penalties for non-compliance are severe, including unlimited fines and the potential for banning orders that prevent a person from letting property. It is a requirement that the assessment is 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 only and does not constitute legal advice for a specific building. Enforcement in Leicester city centre sits with the local fire and rescue service or the local authority, depending on the specific nature of the breach and the type of property.
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. This applies to the common parts of the building, such as hallways, landings, and shared kitchens. The assessment ensures that you have identified potential fire hazards and that the escape routes are safe for all occupants.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property, but guidance is usually drawn from BS 5839-6. For a standard shared house, a Grade D LD2 system is a common requirement, involving mains-powered interlinked smoke alarms in the escape routes and high-risk rooms like the kitchen and lounge. The firm we put you in touch with will confirm the specific requirements for your building.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors must be fire-resisting to protect the escape route and contain a fire within the room of origin. 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 hinges, self-closing devices, and the fit of the door within the frame.
How often does a licensed HMO need one?
While the law does not specify a fixed expiry date, a fire risk assessment is a 'living 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, the occupancy, or the legislation. Local authority licensing conditions for HMOs in Leicester often mandate regular reviews to ensure ongoing safety.
What does the council actually check?
The local housing authority checks that the property meets the standards set out in the Housing Act 2004 and the HHSRS. They will look for a valid fire risk assessment, evidence of alarm testing, and the physical state of fire safety measures like doors and extinguishers. If these are found lacking, they have the power to serve improvement notices or take further legal action against the duty holder.
How much will the assessment cost me?
A HMO fire risk assessment in Leicester city centre typically costs £160 to £420 per property. This range accounts for the differences in building size, complexity, and the number of occupants. The final price is determined by the local firm that we pass your enquiry to, and they will provide a specific quote after reviewing the details of your premises.
Are you the company that visits the property?
No, Leicester Fire Risk Assessment is an enquiry service rather than the assessor. We do not attend sites or carry out the inspections ourselves. Our role is to take your property details and pass them to a local fire safety company. That firm will then contact you directly to arrange the assessment and provide the final report, and you will deal with them for all technical matters.
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.