LE16 · Market Harborough
HMO Fire Risk Assessment
in Market Harborough
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 requires a specific approach to safety, particularly in a market town with a listed high street, coaching inns, independent shops and small offices, and industrial units on the outskirts. If you are a landlord or manager in the LE16 postcode district, arranging a professional HMO fire risk assessment in Market Harborough is a practical step toward meeting your legal obligations. These assessments are typically required for converted townhouses, flats above commercial premises, or larger shared houses where multiple households share amenities. The age and layout of traditional buildings in the town centre often present unique challenges regarding escape routes and compartmentation. A HMO fire risk assessment in Market Harborough typically costs £160 to £420 per property, although the final figure depends entirely on the specific building and the quote provided by the firm we pass your enquiry to. This service acts as a bridge between duty holders and local specialists, so that your property is reviewed by someone familiar with the regional housing stock and the expectations of local enforcement bodies.
What the assessment covers
The firm we put you in touch with will conduct a thorough review of the property to identify potential fire hazards and evaluate the existing protective measures. The scope of the work and the resulting fee are influenced by several factors. The number of storeys and bedrooms is a primary consideration, as taller or larger buildings require more complex evacuation strategies. The assessor will determine whether the property is currently licensed or falls under mandatory licensing criteria, as this often dictates more stringent safety requirements.
Technical elements such as the existing alarm grade and the extent of detector coverage are inspected to ensure they meet the relevant standards for the building type. The condition of fire doors, both to individual bedrooms and those protecting the primary escape route, is a critical part of the site visit. The assessor will also consider the specific layout, noting whether the property functions as a shared house with communal living areas or as a building divided into fully self-contained flats, as the risk profile for each differs significantly.
How the enquiry works
Leicester Fire Risk Assessment operates as an enquiry service to simplify the process of finding a local specialist. We do not carry out the assessments ourselves and we do not attend your property. The process follows these four steps:
- You provide the details of your property through our enquiry form.
- We pass these details to a local fire safety firm that covers the Market Harborough area.
- That firm contacts you directly to provide a specific quote and discuss their availability.
- You deal with the firm directly to book the assessment and settle their invoice.
The legal position for HMO landlords
Fire safety in multi-occupied properties is governed by a framework of legislation and guidance. The Regulatory Reform (Fire Safety) Order 2005 is the primary piece of 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 that residential premises do not pose a risk to occupants.
When assessing these properties, the company we put you in touch with will generally refer to the LACORS national fire safety guidance for existing housing. They will also benchmark the property against BS 5839-6, which is the British Standard for fire detection in residential buildings. For a standard shared house, this commonly results in a recommendation for a Grade D LD2 system, though this varies based on the specific risk.
An HMO landlord or manager must hold a current fire risk assessment to demonstrate they have identified and mitigated risks. Mandatory HMO licensing conditions specifically require this document, and failure to produce one can lead to the local authority serving improvement or prohibition notices. In Market Harborough, enforcement is carried out by the local fire and rescue service or the local authority as appropriate. The penalties for non-compliance are severe, including unlimited fines and banning orders. It is a legal requirement that the assessment is carried out by a competent person. Please note that the information on this page is for general guidance only 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 from more than one household share facilities, you have a legal duty to ensure a fire risk assessment is in place. 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 requirement to manage fire risk remains a statutory obligation for 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 includes mains-powered, interlinked smoke detectors in the escape routes and high-risk rooms like kitchens and lounges. The assessor who contacts you will evaluate your current system and advise if upgrades are necessary to meet modern safety benchmarks for your specific building type.
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 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 firm we put you in touch with will inspect the condition of all doors along the protected route to ensure they are fit for purpose.
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. For licensed HMOs, it is standard practice to review the assessment annually or whenever there is a significant change to the building or the way it is occupied. Local authorities often request a copy of a recent assessment as part of the licence renewal process to ensure ongoing compliance.
What does the council actually check?
The local housing authority checks for hazards under the Housing Health and Safety Rating System (HHSRS). They look for adequate fire detection, clear escape routes, appropriate fire doors, and evidence that the landlord has commissioned a professional fire risk assessment. If the property is found to be unsafe, the council can issue an improvement notice. The assessor who visits your property will help you identify these issues before a formal inspection occurs.
How much will the assessment cost me?
A HMO fire risk assessment in Market Harborough typically costs £160 to £420 per property. This range accounts for different property sizes, from small three-bedroom shared houses to larger multi-storey buildings. The exact price is determined by the local firm we pass your enquiry to, based on the complexity of the building and the time required to complete the site survey and the written report.
Are you the company that visits my property?
No, Leicester Fire Risk Assessment is an enquiry service, not a consultancy or an inspection firm. We do not attend sites or carry out the assessments ourselves. Our role is to take your details and pass them to a local fire safety professional who covers the LE16 area. You will deal with that firm directly for the quote, the site visit, and the final report, so that you have a direct relationship with the competent person.
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.