LE2 · Oadby
HMO Fire Risk Assessment
in Oadby
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.
If you own or manage a House in Multiple Occupation (HMO) in Oadby, you have a legal duty to ensure the safety of your tenants. This includes conducting a regular HMO fire risk assessment in Oadby. Oadby, with its mix of residential properties, including student housing and properties near the university halls of residence, often contains many HMOs. These properties, particularly those in the LE2 postcode district, are typically converted residential homes, and their shared living arrangements necessitate specific fire safety considerations. A fire risk assessment identifies potential hazards and outlines necessary actions to mitigate them, protecting both the building and its occupants. This is especially important in older properties or those with complex layouts. A HMO fire risk assessment in Oadby typically costs £160 to £420 per property. The exact cost will depend on the building's specific characteristics, and the quote will be provided directly by the fire safety firm we connect you with.
What an HMO Fire Risk Assessment Covers
A fire risk assessment for an HMO examines various aspects of the property to identify fire hazards and risks to people. The scope of the assessment and, consequently, its price, can be influenced by several factors. These include the number of storeys in the property and the number of bedrooms it contains. Whether the property is licensed as an HMO or is mandatory-licensable also plays a role, as licensed properties often have stricter requirements. The existing fire alarm system's grade and coverage are assessed, along with the condition of fire doors, particularly those leading to bedrooms and along the escape route. The overall layout of the property is also considered; for example, whether it is a shared house with communal facilities or has been converted into fully self-contained flats will impact the assessment's complexity. The assessor will evaluate these elements to ensure they meet current fire safety standards and provide recommendations for any necessary improvements.
How the enquiry works
- You send us your details and a brief description of your property.
- We pass your enquiry to a local fire safety firm that is able to carry out HMO fire risk assessments in Oadby.
- That firm will contact you directly to discuss your requirements and provide a quotation.
- You then deal directly with the fire safety firm for the assessment and any subsequent works. We are an enquiry service and do not carry out the assessments ourselves.
The Legal Position of HMO Fire Risk Assessments
The primary legislation governing fire safety in the common parts of an HMO is the Regulatory Reform (Fire Safety) Order 2005. This order places a legal duty on the responsible person, typically the landlord or manager, to carry out a suitable and sufficient fire risk assessment. Beyond this, the Housing Act 2004, enforced by the local housing authority, also plays a significant role through the Housing Health and Safety Rating System (HHSRS). This system assesses various hazards, including fire, within residential properties.
Further guidance is provided by the LACORS national fire safety guidance for existing housing, which offers practical advice for managing fire safety in HMOs. When it comes to fire alarm systems, the assessment is normally carried out against BS 5839-6, with Grade D LD2 being a common standard for shared houses.
In plain English, an HMO landlord or manager must hold a current fire risk assessment. This is not merely good practice; it is a legal requirement. Mandatory HMO licensing conditions specifically require a current fire risk assessment. Failure to comply can lead to serious consequences. The local council can serve improvement notices or even prohibition notices, which can restrict the use of the property. Penalties for non-compliance are severe, including unlimited fines and banning orders, preventing individuals from managing or owning HMOs.
It is crucial that the fire risk assessment is carried out by a competent person. This means someone with sufficient training, experience, and knowledge. This page provides general information and guidance. It is not intended to be specific advice for your particular building. Enforcement of fire safety regulations in Oadby sits with the local fire and rescue service or the local authority, as appropriate to the specific breach or hazard.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you own or manage an HMO, you have a legal responsibility to ensure the safety of your tenants. This includes conducting a suitable and sufficient fire risk assessment for the common parts of the property, as required by the Regulatory Reform (Fire Safety) Order 2005. This applies whether your HMO is licensed or not.
What alarm grade does an HMO need?
The required fire alarm grade for an HMO typically depends on the property's size, layout, and occupancy. For many shared houses, an alarm system conforming to BS 5839-6 Grade D LD2 is often considered appropriate. The specific requirements will be determined by the fire risk assessment carried out by a competent person.
Do bedroom doors have to be fire doors?
In many HMOs, particularly those with shared escape routes or higher risk profiles, bedroom doors are required to be fire doors. This helps to contain a fire within a room and protect the escape route for other occupants. The need for fire doors will be assessed during the fire risk assessment.
How often does a licensed HMO need one?
While there isn't a strict legal frequency for reviewing a fire risk assessment, it should be reviewed regularly and whenever there are significant changes to the property or its occupancy. For a licensed HMO, it is generally recommended to review the assessment annually or at least every two to three years.
What does the council actually check?
When inspecting an HMO, the local council, acting as the local housing authority, will check for a current and suitable fire risk assessment. They will also assess the overall fire safety provisions, including the condition of fire doors, the fire alarm system, escape routes, and fire-fighting equipment, against the Housing Health and Safety Rating System (HHSRS).
What is the typical cost for an HMO fire risk assessment?
A HMO fire risk assessment in Oadby typically costs between £160 and £420 per property. The exact price will depend on factors such as the property's size, complexity, and existing fire safety measures. The fire safety firm we connect you with will provide a specific quote based on your property's details.
Are you the company that will carry out the assessment?
No, Leicester Fire Risk Assessment is an enquiry service. We do not carry out the assessments ourselves. When you submit an enquiry through our service, we pass your details to a local fire safety firm that is qualified to conduct HMO fire risk assessments in Oadby. That firm will then contact you directly to discuss your needs and provide a quotation.
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.