LE12 · Mountsorrel
HMO Fire Risk Assessment
in Mountsorrel
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.
Managing a multi-occupied property requires a specific approach to safety, particularly in a village on the old main road with a historic core, pubs and a large granite quarry alongside. If you are a landlord or manager in the LE12 postcode district, obtaining a professional HMO fire risk assessment in Mountsorrel is a fundamental step in meeting your legal obligations. The village contains a diverse mix of housing, from older terraced properties near the historic centre to modern developments, many of which are now utilised as shared housing. These premises require a dedicated assessment because the risk to life is statistically higher in buildings where unrelated residents live together, sharing kitchens or hallways. A HMO fire risk assessment in Mountsorrel typically costs £150 to £400 per property, though the final figure depends entirely on the size and complexity of the building. This quote will be provided directly by the local firm we pass your enquiry to, rather than by this service. Whether you manage a small shared house or a large licensed HMO, so that the communal areas and escape routes are properly evaluated helps protect your tenants and your investment.
What the assessment covers
The firm we put you in touch with will evaluate the specific fire safety measures currently in place within your property. The scope and depth of this work, as well as the eventual cost, are influenced by several physical and administrative factors. The number of storeys and bedrooms is a primary consideration, as larger buildings naturally present more complex escape requirements. The assessor will also check whether the property is currently licensed or falls under mandatory licensing criteria, as this often dictates stricter standards for fire separation and detection.
The technical inspection includes a review of the existing alarm grade and coverage, typically checking if the system meets the necessary standards for the building type. The condition of fire doors to bedrooms and along the protected escape route is a critical focus, so that they are fitted with the correct seals and self-closing devices. The surveyor will also consider the specific layout of the premises, noting the differences in risk between a standard shared house with a communal kitchen and a building converted into fully self-contained flats. All these elements combined determine the level of risk and the necessary remedial actions.
How the enquiry works
Leicester Fire Risk Assessment operates as a dedicated enquiry service to help you find a competent professional. We do not carry out the assessments ourselves, and we do not attend your site. The process follows four straightforward steps:
- You submit your property details and contact information through our enquiry form.
- We pass these details to a local fire safety firm that operates in the Mountsorrel area.
- That firm contacts you directly to discuss the building and provide a formal quote.
- You deal with the chosen company directly to arrange the site visit and receive your report.
The legal position for HMO landlords
Fire safety in multi-occupied properties is governed by a combination of legislation and guidance. The Regulatory Reform (Fire Safety) Order 2005 is the primary legislation covering the common parts of an HMO, such as hallways, landings, and shared kitchens. Under this Order, the ‘responsible person’—usually the landlord or managing agent—must ensure a suitable and sufficient fire risk assessment is carried out and regularly reviewed.
In addition to the Fire Safety Order, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) apply to the entirety of the dwelling. These are enforced by the local housing authority, who inspect properties to ensure they do not contain ‘Category 1’ hazards, of which fire is a major component. For existing residential buildings, the LACORS national fire safety guidance provides the benchmark for what is considered reasonable safety. Furthermore, fire detection systems are normally assessed against BS 5839-6; for a standard shared house, this is commonly a Grade D LD2 system, involving mains-powered, interlinked smoke and heat detectors.
It is a legal requirement for an HMO landlord or manager to hold a current fire risk assessment. Where mandatory HMO licensing is in place, providing a valid assessment is often a specific condition of the licence. Failure to comply can lead to significant consequences; the local authority or the local fire and rescue service, who handle enforcement in Mountsorrel as appropriate, can serve improvement or prohibition notices. Legal penalties for non-compliance include unlimited fines and, in severe cases, banning orders that prevent a landlord from managing rental properties. The law states that the assessment must be carried out by a competent person with the necessary training and experience. Please note that the information on this page is for general guidance 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 form more than one household and share amenities, you have a legal duty 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 the council, you are still required to identify fire hazards and ensure the safety of the occupants through a formal assessment process.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property, but for most standard shared houses, guidance usually points toward BS 5839-6 Grade D1 or D2 with LD2 coverage. This means mains-powered, interlinked smoke detectors in the escape routes and high-risk rooms like the lounge, plus a heat detector in the kitchen. The local firm we put you in touch with will confirm if your current system meets the specific needs of your building.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors are a critical part of the protected escape route and must be fire-resisting, typically rated to FD30S standards. This means the door can resist fire for 30 minutes and includes cold smoke seals. The assessor who contacts you will check the doors for integrity, correct gaps, and the presence of functioning self-closing devices, as these are essential for preventing the spread of smoke and flames while tenants evacuate.
How often does a licensed HMO need one?
While the law does not set a rigid expiry date, the Regulatory Reform (Fire Safety) Order 2005 requires the assessment to be reviewed 'regularly' or whenever there is a significant change to the building or its occupancy. For a licensed HMO, it is best practice to conduct a professional review annually. Local authorities often request an updated assessment as part of the licence renewal process to ensure safety standards have not slipped.
What does the council actually check?
When the local housing authority inspects an HMO in Mountsorrel, they look for compliance with the Housing Act 2004 and the HHSRS. They will check that the fire risk assessment is present and that any remedial actions identified in the report have been completed. They focus heavily on the adequacy of the fire alarm, the condition of fire doors, and so that escape routes are kept clear of obstructions or flammable materials.
How much does a professional assessment cost?
A HMO fire risk assessment in Mountsorrel typically costs £150 to £400 per property. This range accounts for the difference between a small three-bedroom shared house and a larger, multi-storey building with more complex common areas. The final price is determined by the local firm that receives your enquiry, based on the specific details of your property, its location, and the time required to conduct a thorough site survey and produce the report.
Who carries out the site visit and report?
It is important to understand that Leicester Fire Risk Assessment is an enquiry service and not a firm of assessors. We do not attend your property or carry out the inspection ourselves. Instead, we pass your details to an experienced local fire safety company. That independent firm is responsible for the site visit, the technical findings, and the final report. You will deal with them directly for all matters regarding the assessment and payment.
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.