LE3 · New Parks
HMO Fire Risk Assessment
in New Parks
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 regarding an HMO fire risk assessment in New Parks. This area of Leicester is characterised by its postwar estate housing, much of which has been adapted to meet the demand for shared accommodation. Beyond the residential streets, the presence of a shopping precinct, local schools, and small industrial and trade premises creates a varied urban environment within the LE3 postcode district. Whether you manage a converted semi-detached house or a larger property above retail units, the responsibility for fire safety rests with you as the duty holder.
A professional assessment is necessary for any house in multiple occupation where tenants share facilities such as kitchens or bathrooms. This ensures that the specific risks inherent in high-density living are identified and managed. Regarding the cost of these services, a HMO fire risk assessment in New Parks typically costs £150 to £400 per property. This figure is a general guide and the final price depends entirely on the size and complexity of the building. The specific quote will be provided by the local firm we pass your enquiry to, as they will determine the scope of work required for your particular premises.
What the assessment covers
The fire risk assessment is a comprehensive review of the building’s physical fire precautions and management arrangements. The assessor who contacts you will examine several key factors that influence the complexity of the task and the final cost. A primary consideration is the scale of the property, including the number of storeys and the total number of bedrooms. Larger buildings with more occupants naturally require a more detailed inspection of escape routes and fire separation.
The firm will also consider whether the property is currently licensed or falls under mandatory licensing requirements, as this often dictates specific safety standards. They will check 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, specifically those protecting individual bedrooms and those located along the main escape route. Furthermore, the assessment will vary depending on whether the layout is a traditional shared house with communal areas or 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 a dedicated enquiry service to help you find a suitable professional. We do not carry out the assessments ourselves, nor do we attend your site. The process follows four straightforward steps:
- You submit your property details through our enquiry form.
- We pass these details to a local fire safety firm that covers the New Parks area.
- That firm contacts you directly to provide a specific quote based on your building.
- You deal with the firm directly to arrange the assessment and handle payment.
By using this service, you are put in touch with a third-party provider who holds the necessary expertise to complete the work on your behalf.
The legal position for HMO landlords
Fire safety in multi-occupied properties is governed by a combination of legislation and national guidance. 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) are enforced by the local housing authority to ensure that residential premises do not pose a risk to the health and safety of occupants.
When assessing fire safety standards, practitioners typically refer to the LACORS national fire safety guidance for existing housing. This document provides a framework for what is considered acceptable in different types of HMOs. For example, a standard shared house is normally expected to meet the standards of BS 5839-6, which often translates to a Grade D LD2 fire alarm system. This involves interlinked mains-powered smoke alarms in the escape routes and high-risk rooms like kitchens and lounges.
As a landlord or manager, you have a legal duty to hold a current fire risk assessment. This is not merely a recommendation; mandatory HMO licensing conditions specifically require it. Failure to comply can lead to significant consequences. The local authority has the power to serve improvement notices or prohibition notices, which can prevent the property from being occupied. Penalties for non-compliance are severe and can include unlimited fines or banning orders. Enforcement in New Parks sits with the local fire and rescue service for matters concerning the Fire Safety Order, or the local authority for Housing Act matters. It is essential that the assessment is carried out by a competent person who has the skills and experience to identify risks correctly. 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 have a fire risk assessment under the Regulatory Reform (Fire Safety) Order 2005. This applies to the common areas of the building. Furthermore, if your property requires a licence from the local authority, providing a valid fire risk assessment is usually a mandatory condition of that licence to ensure tenant safety.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property, but most standard shared houses are expected to meet BS 5839-6 standards. This often involves a Grade D LD2 system, which consists of mains-powered smoke and heat detectors with battery backups, interlinked so that if one sounds, they all sound. The local firm we put you in touch with will verify if your current system is appropriate.
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 are usually required to be FD30 rated, meaning they can resist fire for 30 minutes, and should be fitted with self-closing devices and intumescent strips. The assessor will check the condition of these doors, so that they fit the frames correctly and that the seals are intact to prevent smoke spread.
How often does a licensed HMO need one?
There is no fixed expiry date written in law, but the assessment must be 'suitable and sufficient' and 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. Many landlords choose to have a new assessment carried out every two to three years to ensure continued compliance.
What does the council actually check?
The local housing authority checks for hazards under the Housing Health and Safety Rating System. They look for adequate fire separation between rooms, clear and protected escape routes, functional fire detection systems, and evidence that the landlord is managing fire safety proactively. If they find deficiencies, they can issue formal notices requiring you to carry out specific remedial works within a set timeframe.
How much will the assessment cost me?
A HMO fire risk assessment in New Parks typically costs £150 to £400 per property. This range covers the majority of standard residential conversions. However, the final price is determined by the complexity of the building, such as the number of floors and the specific fire systems in place. The firm that contacts you after your enquiry will provide a definitive quote for your property.
Who carries out the site visit?
The site visit is carried out by a local fire safety company, not by Leicester Fire Risk Assessment. We function as an enquiry service that connects property owners with local professionals. Once we pass your details to a firm, they will contact you to discuss their qualifications and schedule a time to attend your property. You will deal with them directly for the report 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.