LE3 · Leicester Forest East
HMO Fire Risk Assessment
in Leicester Forest East
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 along the Hinckley Road corridor face specific safety obligations. If you require a professional HMO fire risk assessment in Leicester Forest East, our service connects you with local specialists who understand the local building stock. The area is characterised by a mix of traditional ribbon development and modern estate housing, alongside roadside commercial premises and hotels. Many of these properties within the LE3 postcode district have been converted into Houses in Multiple Occupation to serve the local workforce and commuters. Whether your property is a converted semi-detached house or a larger building with trade units nearby, a formal assessment is necessary to identify potential hazards and protect tenants. A HMO fire risk assessment in Leicester Forest East typically costs £150 to £400 per property, though the final figure depends on the specific building and the quote provided by the firm we pass your enquiry to. This service acts as an intermediary, so that your details reach a competent local firm capable of surveying your premises and providing the necessary documentation to satisfy local authority requirements.
What the assessment covers
The fire risk assessment is a comprehensive review of the building's fire safety measures. The complexity of the task and the eventual cost are influenced by several physical and regulatory factors. The assessor who contacts you will evaluate the number of storeys and the total number of bedrooms, as larger buildings naturally require more time to inspect. They will also consider whether the property is subject to mandatory licensing, as licensed HMOs often face more rigorous scrutiny from the local housing authority.
The inspection covers the existing fire alarm system, identifying its grade and the extent of its coverage throughout the building. The condition of fire doors is a critical component, specifically those protecting individual bedrooms and those located along the primary escape route. The assessor will also look at the internal layout; a shared house where tenants live as a single group is treated differently than a building divided into fully self-contained flats. All these elements help the firm determine the level of risk and the necessary remedial actions required to keep the building compliant.
How the enquiry works
We operate as a dedicated enquiry service to simplify the process of finding a local specialist. The process follows four straightforward steps:
- You provide the details of your property in Leicester Forest East through our enquiry form.
- We pass these details to a local fire safety firm that covers the LE3 area.
- That firm contacts you directly to provide a specific quote based on your building's requirements.
- You deal with the firm directly to arrange the site visit and payment.
It is important to note that Leicester Fire Risk Assessment is not a consultancy and does not carry out the work itself; we are here to facilitate the connection between you and the company who will perform the assessment.
The legal position for HMO landlords
Fire safety in multi-occupied housing is governed by a combination of legislation. The Regulatory Reform (Fire Safety) Order 2005 is the primary piece of legislation, and it applies to 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 used by the local housing authority to assess risks within the individual units and the building as a whole. For existing residential buildings, the LACORS national fire safety guidance provides the standard for what is considered ‘adequate’ safety.
In practical terms, an HMO landlord or manager has a legal duty to hold a current fire risk assessment. If the property requires a mandatory HMO licence, the local authority will usually demand a copy of this assessment as a condition of the licence. The work is normally carried out against the standards set in BS 5839-6, which for a typical shared house often necessitates a Grade D LD2 system. Failure to comply can lead to serious consequences. The local fire and rescue service or the local authority can serve improvement or prohibition notices if they find the property is unsafe. Penalties for non-compliance are severe, including unlimited fines and the potential for banning orders which prevent a landlord from operating. The assessment must be carried out by a competent person who has the necessary skills and experience. Please note that this page provides general information for duty holders 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 or own a property where three or more tenants from more than one household share amenities like a kitchen or bathroom, you are legally required to have one. Under the Regulatory Reform (Fire Safety) Order 2005, the 'responsible person' must ensure a fire risk assessment is conducted for the common areas. This document identifies hazards and outlines the measures needed to protect the people living in the building.
What alarm grade does an HMO need?
The required alarm grade usually depends on the size and layout of the property, following BS 5839-6 guidance. 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 kitchens and lounges. The local firm we put you in touch with will be able to confirm if your current system meets the specific standards required for your building type.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors must be fire-resisting to protect the escape route. These doors are typically rated to FD30S standards, meaning they provide 30 minutes of fire resistance and include smoke seals. The assessor who visits your property in Leicester Forest East will check the condition of these doors, so that they are fitted with appropriate self-closing devices and that there are no gaps that could allow smoke to bypass the door during an emergency.
How often does a licensed HMO need a fire risk assessment?
While the law does not specify a fixed expiry date, it states the assessment must be kept up to date. For a licensed HMO, the local authority generally expects the assessment to be reviewed annually or whenever there is a significant change to the building's layout or occupancy. Regular reviews ensure that any new risks are identified and that fire safety equipment, such as extinguishers and alarms, remains fit for purpose.
What does the council actually check during an inspection?
The local housing authority will look for evidence that you are managing fire risks effectively. They will check for a valid fire risk assessment, proof of alarm testing, and the physical condition of fire doors and escape routes. They use the Housing Health and Safety Rating System to identify hazards. If the property is found to be lacking, they have the power to issue improvement notices or, in extreme cases, prohibit the use of the building.
How much will the assessment cost me?
A HMO fire risk assessment in Leicester Forest East typically costs £150 to £400 per property. This range accounts for the difference between smaller three-bedroom shared houses and larger multi-storey buildings. The final price is determined by the specific complexity of your premises. The firm we pass your enquiry to will provide you with a fixed quote once they understand the scale and nature of the property.
Are you the company that will visit my property?
No, Leicester Fire Risk Assessment is an enquiry service, not a firm of assessors. We do not attend sites or carry out the physical inspections ourselves. Our role is to take your property details and pass them to a local fire safety company that operates in the Leicester Forest East area. That company will then contact you directly to discuss their services, provide a quote, and schedule the assessment.
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.