LE6 · Ratby
HMO Fire Risk Assessment
in Ratby
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 in a village setting requires a specific approach to safety and compliance. If you are a landlord or property manager, obtaining a professional HMO fire risk assessment in Ratby is a necessary step in meeting your legal obligations. The village of Ratby is characterised by a small centre, local pubs, a village hall, and various surrounding farm buildings, some of which have been converted into residential units. In the LE6 postcode district, premises that typically require these assessments include shared houses, bedsits, and buildings converted into self-contained flats where the common areas remain the responsibility of the landlord. These properties present higher risks than standard family homes due to the increased number of occupants and the shared nature of escape routes. A HMO fire risk assessment in Ratby typically costs £150 to £400 per property, although the final figure depends on the specific building and its complexity. The firm we pass your enquiry to will provide you with a specific quote based on your property details.
What the assessment covers
The fire risk assessment is a comprehensive look at the physical and management aspects of your property. The assessor who contacts you will evaluate several factors that influence the scope and cost of the work. A primary consideration is the size of the building, including the total number of storeys and bedrooms, as larger properties naturally require more time to inspect. The firm will also check whether the property is currently licensed or falls under mandatory licensing requirements, as this often dictates more stringent safety standards.
The inspection covers the existing fire alarm system, looking at its grade and the extent of coverage throughout the building. The condition and suitability of fire doors are critical, both for individual bedrooms and those protecting the primary escape route. The assessor will also look at the internal layout, distinguishing between a traditional shared house with communal facilities and a building divided into fully self-contained flats. All these elements help the firm determine the level of risk and the necessary remedial actions required to keep occupants safe.
How the enquiry works
Leicester Fire Risk Assessment operates as a dedicated enquiry service to help you find a suitable professional. The process is straightforward:
- You send your property details to us via our enquiry form.
- We pass these details to a local fire safety firm covering the Ratby 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 payment.
It is important to note that we are an enquiry service and not the ones carrying out the site visit or the technical work. We do not hold accreditations or attend sites ourselves; we simply facilitate the connection between you and a local provider.
The legal position for HMO landlords
Fire safety in multi-occupied properties is governed by several pieces of legislation. The Regulatory Reform (Fire Safety) Order 2005 is the primary regulation 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 kept up to date.
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 residential premises. These are enforced by the local housing authority, which has the power to inspect properties and identify hazards. Guidance for complying with these laws is often drawn from the LACORS national fire safety guidance for existing housing. Furthermore, fire detection systems are typically assessed against BS 5839-6, where a Grade D LD2 system is commonly required for standard shared houses to ensure adequate early warning for all residents.
The duty to hold a current fire risk assessment is a legal requirement. Mandatory HMO licensing conditions specifically require landlords to demonstrate they have addressed fire risks, and failure to do so can lead to the council serving improvement or prohibition notices. The penalties for non-compliance are severe, including unlimited fines and the potential for banning orders which prevent a landlord from operating. Enforcement in Ratby sits with the local fire and rescue service for the Fire Safety Order, or the local authority for Housing Act matters, depending on the specific nature of the breach. The assessment must be carried out by a competent person who has the necessary skills 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 residents share facilities or live in separate units within one building, a fire risk assessment is a legal requirement. The Regulatory Reform (Fire Safety) Order 2005 applies to the common parts of all multi-occupied residential buildings. Even if the property does not require a mandatory HMO licence from the council, the landlord still has a duty to assess and mitigate fire risks to ensure the safety of the occupants.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property, but professionals generally refer to BS 5839-6 for guidance. 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 and lounges. The firm we put you in touch with will evaluate your specific building to determine if your current system meets the necessary safety benchmarks.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors act as a critical barrier to protect the escape route from a fire starting within a private room. These doors usually need to be FD30S rated, meaning they provide 30 minutes of fire resistance and include smoke seals. The assessor will check the condition of these doors, so that they are self-closing and free from damage. Requirements can vary based on the height of the building and the overall fire strategy.
How often does a licensed HMO need one?
While the law does not specify a fixed expiry date, a fire risk assessment must be 'suitable and sufficient' and kept under regular review. 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. Local authorities often request an updated assessment as part of the licence renewal process to ensure the property remains compliant with current safety standards.
What does the council actually check?
When the local housing authority inspects an HMO, they look for hazards under the Housing Health and Safety Rating System. They will check for adequate fire separation, clear escape routes, working fire alarms, and proper emergency lighting. They will also verify that the landlord has a valid fire risk assessment on file. If the property is found to be unsafe, the council can issue an improvement notice, requiring specific works to be completed within a set timeframe.
How much does a HMO fire risk assessment cost?
A HMO fire risk assessment in Ratby typically costs £150 to £400 per property. This range reflects the difference between smaller, two-storey shared houses and larger buildings with more complex layouts or numerous self-contained units. The final price is determined by the local firm that contacts you, as they will assess the time and expertise required for your specific premises. We provide the connection to these firms so you can receive a direct quote.
Who carries out the assessment?
The assessment is carried out by a competent person from a local fire safety company. Leicester Fire Risk Assessment is an enquiry service rather than the assessor; we do not attend your property or write the reports ourselves. Once you submit your details, we pass them to a professional firm covering the LE6 area. That firm will then contact you to arrange the site visit and provide the technical documentation required for your property.
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.