LE19 · Narborough
HMO Fire Risk Assessment
in Narborough
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 with a high street, a railway station, a hospital site and surrounding modern housing. If you are a landlord or property manager, obtaining a professional HMO fire risk assessment in Narborough is a fundamental step in so that your building meets the necessary standards. Within the LE19 postcode district, these assessments are typically required for converted Victorian houses near the village centre, modern purpose-built blocks, or properties housing multiple tenants with shared facilities. Because these buildings often feature complex escape routes and higher occupancy densities, the risks are inherently different from a standard family home.
Leicester Fire Risk Assessment operates as an enquiry service to help you find a suitable provider. We do not carry out the inspections ourselves; instead, we pass your details to a local firm that specialises in residential safety. A HMO fire risk assessment in Narborough typically costs £150 to £400 per property, though the exact figure depends on the size and complexity of the building. The final quote will be provided directly by the firm we put you in touch with after they have reviewed your specific requirements.
What the assessment covers
The fire risk assessment is a comprehensive review of the physical premises and the management procedures in place. The assessor who contacts you will evaluate several factors that influence the final cost and the scope of the report. A primary consideration is the size of the property, specifically the number of storeys and bedrooms, as larger buildings require more time to inspect thoroughly. The firm will also check whether the property is currently licensed or falls under mandatory licensing requirements, as this often dictates specific safety benchmarks.
The inspection includes a review of the existing fire alarm system, noting its grade and the extent of its coverage throughout the building. The condition of fire doors is a critical element, both for individual bedrooms and along the protected escape route. The assessor will examine whether these doors are fitted with the correct seals and self-closing devices. Furthermore, the layout of the premises significantly impacts the assessment; a shared house with communal living areas presents different risks compared to a building divided into fully self-contained flats. The resulting report will highlight any deficiencies and provide a prioritised action plan to help you achieve compliance.
How the enquiry works
We provide a straightforward way to connect with local professionals. Because we are an enquiry service and not the ones doing the work, the process follows these four steps:
- You send the details of your Narborough property through our enquiry form.
- We pass these details to a local fire safety firm that covers the LE19 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 the payment.
The legal position for HMO landlords
Fire safety in houses in multiple occupation is governed by several pieces 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. In addition to this, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) allow the local housing authority to inspect properties for hazards, including fire. For landlords in Narborough, enforcement of these standards typically sits with the local fire and rescue service or the local authority, depending on the specific nature of the building and the hazard identified.
National guidance for existing residential premises is provided by the LACORS guidance, which outlines the expected standards for various types of housing. Assessments are also normally carried out against the recommendations of BS 5839-6, which for a standard shared house often requires a Grade D LD2 alarm system. As a duty holder, you must hold a current fire risk assessment to demonstrate that you have identified and mitigated risks. This is particularly important for licensed properties, as mandatory HMO licensing conditions explicitly require an assessment to be in place.
Failure to comply with these duties can lead to serious consequences. The council or fire service has the power to serve improvement notices or, in severe cases, prohibition notices that prevent the building from being occupied. Legal penalties for non-compliance include unlimited fines and the possibility of banning orders for landlords. It is essential that the assessment is carried out by a competent person who understands the complexities of residential fire safety. 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 house in multiple occupation, you are legally required to ensure a fire risk assessment is in place for the common parts of the building. This applies regardless of whether the property requires a mandatory licence. The assessment helps you identify potential hazards and ensures that the residents, who may be unrelated and living independently, are protected by adequate fire safety measures and escape routes.
What alarm grade does an HMO need?
The required alarm grade usually depends on the size and layout of the property, following the recommendations in BS 5839-6. For a typical shared house, a Grade D LD2 system is often the standard, involving mains-powered, interlinked smoke detectors in the escape routes and high-risk rooms like kitchens. The local firm we put you in touch with will evaluate your current system against these standards during their visit to the property.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors are required to be fire-resisting to protect the escape route and contain a fire within the room of origin. These doors generally need to meet FD30 standards, meaning they provide 30 minutes of fire resistance, and should be fitted with intumescent seals and reliable self-closing devices. The assessor will check the condition of these doors and advise if any upgrades or replacements are necessary to meet safety guidelines.
How often does a licensed HMO need a fire risk assessment?
While the law does not specify a fixed expiry date, it states that the assessment 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 layout or the way it is occupied. Local authorities often check for a recent assessment as part of the licence renewal process to ensure the building remains safe for tenants.
What does the council actually check during an inspection?
When the local authority or fire service inspects a property in Narborough, they look for evidence that the landlord is managing fire risks effectively. This includes checking the fire risk assessment document, so that fire doors are functional, verifying that the alarm system is tested, and confirming that escape routes are clear of obstructions. They use the Housing Health and Safety Rating System to identify any "Category 1" hazards that require immediate rectification.
How much will the assessment cost for my property?
A HMO fire risk assessment in Narborough typically costs £150 to £400 per property. The final price is determined by the size of the building, the number of letting rooms, and the complexity of the internal layout. Because Leicester Fire Risk Assessment is an enquiry service rather than the assessor, we do not set these prices. The local firm we pass your details to will provide you with a transparent quote based on your specific property.
Who carries out the assessment if I use this service?
We are not a fire safety consultancy and do not perform the assessments ourselves. When you submit an enquiry, we act as a bridge between you and a professional local firm. We pass your contact details and property information to an experienced assessor who covers the Narborough area. They will then contact you directly to discuss the work, provide a quote, and arrange a site visit at a time that suits you.
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.