LE11 · Loughborough
HMO Fire Risk Assessment
in Loughborough
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.
Building owners and landlords managing shared accommodation in Charnwood face specific safety obligations. If you require a professional HMO fire risk assessment in Loughborough, our service connects you with local specialists who understand the local housing stock. Loughborough is a distinctive market town, characterised by a busy retail centre with upper-floor offices and a large university campus. This academic presence drives a substantial market for shared housing and purpose-built student accommodation, alongside the town's traditional engineering and manufacturing premises. In the LE11 postcode district, properties ranging from converted Victorian terraces to modern apartment blocks typically require these assessments to ensure the safety of multiple unrelated occupants. A HMO fire risk assessment in Loughborough typically costs £160 to £420 per property. This figure is a guide only, as the final price depends on the size and complexity of the building. The firm we pass your enquiry to will provide a specific quote based on your property details. Whether you manage a small shared house or a large block of student flats, the assessor who contacts you will evaluate the specific risks associated with your premises.
What the assessment covers
The fire risk assessment is a comprehensive look at the physical and management aspects of your property. The scope of the work and the eventual cost are influenced by several factors. The assessor will consider the number of storeys and the total number of bedrooms, as larger buildings naturally require more time to inspect. They will also check whether the property is currently licensed or falls under mandatory licensing requirements, which can influence the specific standards expected by the local authority.
The inspection covers the existing fire alarm system, looking at its grade and the extent of its coverage throughout the building. A significant part of the assessment focuses on the condition of fire doors, both those leading to individual bedrooms and those protecting the primary escape route. The assessor will also take into account the specific layout of the property, noting whether it functions as a simple shared house with a communal kitchen or consists of fully self-contained flats, as the risk profiles for these two types of occupancy differ significantly.
How the enquiry works
We operate as an enquiry service to help you find a competent professional. The process follows these four steps:
- You send the details of your Loughborough property through our enquiry form.
- We pass these details to a local fire safety firm that covers the Charnwood area.
- That firm contacts you directly to provide a quote and discuss their availability.
- You deal with the firm directly to book the assessment and make payment.
Please note that Leicester Fire Risk Assessment is not a consultancy or firm of assessors; we do not attend your site or carry out the inspection ourselves.
The legal position for HMO landlords
Fire safety in Houses in Multiple Occupation is governed by two main pieces of legislation. The Regulatory Reform (Fire Safety) Order 2005 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 enforced by the local housing authority to ensure that residential premises are safe for occupants.
For existing housing, the LACORS national fire safety guidance is the primary document used to determine appropriate safety measures. In many shared houses, the standard for fire detection is BS 5839-6, which commonly requires a Grade D LD2 system. An HMO landlord or manager has a legal duty to 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 council has the power to serve improvement or prohibition notices.
Failure to meet these legal obligations can result in severe penalties, including unlimited fines and banning orders for landlords. It is a requirement that the assessment is carried out by a competent person who has the necessary skills and experience to identify hazards. Please be aware that the information on this page is provided for general guidance and does not constitute legal advice for a specific building. Enforcement in Loughborough is carried out by 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 property where three or more tenants live as more than one household and share facilities, you have a legal obligation under the Regulatory Reform (Fire Safety) Order 2005. This applies to the common parts of the building. Even if the property does not require a mandatory licence from Charnwood Borough Council, you are still required to identify fire hazards and take steps to reduce them to ensure tenant safety.
What alarm grade does an HMO need?
The required alarm grade usually depends on the size and layout of the property, following the BS 5839-6 standard. For a typical shared house, a Grade D LD2 system is often recommended, which involves mains-powered, interlinked smoke alarms in the escape routes and high-risk rooms like kitchens and lounges. The firm we put you in touch with will assess your specific layout to confirm if your current system meets the necessary safety benchmarks.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors must act as fire doors to protect the escape route. These doors usually need to be rated to at least FD30 standard, meaning they can resist fire for 30 minutes. They must be fitted with intumescent strips, cold smoke seals, and self-closing devices. The assessor who contacts you will inspect the condition of these doors to ensure they are hung correctly and free from damage that could compromise their effectiveness.
How often does a licensed HMO need a new assessment?
While the law does not specify a fixed expiry date, a fire risk assessment is a live document that must be kept up to date. For a licensed HMO, it is standard practice to review the assessment annually or whenever there is a significant change to the building or the way it is used. The local authority may request to see a current assessment during their periodic inspections to ensure you are maintaining your licensing conditions.
What does the council actually check during an inspection?
The local authority checks for hazards under the Housing Health and Safety Rating System. They look for adequate fire detection, clear escape routes, appropriate fire doors, and evidence that a competent person has conducted a fire risk assessment. They will also verify that safety certificates for gas and electricity are current. If the property is found to be unsafe, they can issue notices that legally compel you to carry out remedial works.
How much will the assessment cost me?
A HMO fire risk assessment in Loughborough typically costs £160 to £420 per property. The exact price is determined by the firm we pass your enquiry to, based on the size of the building and the number of occupants. A small three-bedroom terrace will be at the lower end of this scale, while a large multi-storey property with many individual units will cost more due to the time required for a thorough inspection.
Are you the company that comes to the property?
No, we are an enquiry service rather than the assessor. Our role is to take your details and pass them to a local fire safety firm that operates in the Loughborough area. We do not carry out the assessments ourselves, nor do we employ the engineers. Once we have matched your enquiry, the local firm will contact you directly to provide a quote and arrange a site visit, and you will deal with them for all aspects of the work.
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.