LE4 · Rushey Mead
HMO Fire Risk Assessment
in Rushey Mead
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.
Building owners and landlords managing multi-occupied properties in the LE4 postcode district have specific legal responsibilities regarding the safety of their tenants. If you are responsible for a property, arranging a professional HMO fire risk assessment in Rushey Mead is a necessary step to ensure compliance and safety. The area is largely characterised by postwar and later estate housing, interspersed with local shops, schools, and community and religious buildings. Many of these residential properties have been converted into Houses in Multiple Occupation (HMOs), ranging from small shared houses for students or young professionals to larger buildings requiring mandatory licensing. Because these buildings often feature shared kitchens and escape routes, the risk profile is higher than that of a standard single-family home.
A HMO fire risk assessment in Rushey Mead typically costs £150 to £400 per property. This figure is a general guide and the final price depends entirely on the specific building in question. The firm we pass your enquiry to will provide you with a formal quote once the details of your property are understood. Whether you manage a small converted terrace or a larger purpose-built block, obtaining a professional assessment helps you identify potential hazards and implement the necessary protective measures.
What the assessment covers
The fire risk assessment is a comprehensive review of the property to identify potential fire hazards and determine the adequacy of existing safety measures. The complexity of the task, and therefore the time required by the assessor who contacts you, is influenced by several factors. The number of storeys and the total number of bedrooms are primary considerations, as larger buildings naturally have more complex escape routes and higher occupancy levels. The firm will also look at whether the property is currently licensed or falls under mandatory-licensable criteria, as this often dictates specific requirements from the local housing authority.
During the site visit, the assessor will examine the existing fire alarm system, checking its grade and the extent of its coverage throughout the building. They will inspect the condition of fire doors, paying close attention to those leading to bedrooms and those protecting the primary escape route. The layout of the property is also a significant factor; a shared house where tenants live as a single group has different risk dynamics compared to a building divided into fully self-contained flats. The final report will provide a prioritised list of recommendations to help you bring the property up to the required safety standards.
How the enquiry works
Leicester Fire Risk Assessment operates as a dedicated enquiry service to help you find a competent professional. The process is straightforward:
- You send the details of your property and your contact information through our enquiry form.
- We pass these details to a local fire safety firm that covers the Rushey Mead area.
- That local firm contacts you directly to provide a quote and discuss their availability.
- You deal with the firm directly to book the assessment and settle payment.
Please be aware that we are not the ones doing the work. We do not attend your site, and we do not carry out the assessments ourselves. Our role is solely to 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 legislation covering 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 are safe for habitation. For existing housing, the LACORS national fire safety guidance provides the standard framework for assessing risk, while BS 5839-6 is the British Standard used to determine the appropriate grade of fire alarm system. In a typical shared house, this is commonly a Grade D LD2 system.
An HMO landlord or manager must hold a current fire risk assessment to demonstrate that they have identified and mitigated risks. If your property requires a mandatory HMO licence, the licensing conditions will explicitly require a valid assessment to be in place. Failure to comply can lead to significant consequences; the local authority has the power to serve improvement or prohibition notices, and the courts can impose unlimited fines or banning orders for serious or persistent breaches. Enforcement in Rushey Mead sits with the local fire and rescue service for matters relating to the Fire Safety Order, or the local authority for housing-specific standards.
It is a legal requirement that the assessment is carried out by a competent person who has the necessary skills and experience to understand the complexities of fire dynamics and building construction. Please note that the information on this page is provided for general guidance only and does not constitute legal advice for a specific building. You should always consult with a professional regarding the unique requirements of your property.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you manage a House in Multiple Occupation, you have a legal duty to ensure a fire risk assessment is carried out. This applies to the common parts of the building under the Regulatory Reform (Fire Safety) Order 2005. Even if the property does not require a mandatory licence from the council, the duty to keep tenants safe from fire remains. A professional assessment identifies hazards and provides a clear plan for managing them.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property. For most standard shared houses, the LACORS guidance and BS 5839-6 usually recommend a Grade D LD2 system, which involves mains-powered, interlinked smoke detectors in the escape routes and high-risk rooms like kitchens. However, larger or more complex buildings may require a more sophisticated Grade A system with a central control panel. The firm we put you in touch with will advise on the specific needs of your building.
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 typically need to be FD30 rated, meaning they provide 30 minutes of fire resistance, and should be fitted with self-closing devices and intumescent strips. The assessor who contacts you will inspect the condition of your existing doors and advise if they meet the necessary standards or require upgrades.
How often does a licensed HMO need one?
While the law does not specify a fixed expiry date, a fire risk assessment is a live document that 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's layout, occupancy, or use. Many local authorities expect to see a fresh or recently reviewed assessment as part of the licence renewal process to ensure safety standards are being maintained.
What does the council actually check?
When the local authority inspects an HMO, they look for evidence that the manager is fulfilling their safety duties. This includes checking for a valid fire risk assessment, so that the fire alarm and emergency lighting systems have been tested, and verifying that escape routes are clear and fire doors are functional. They use the Housing Health and Safety Rating System (HHSRS) to identify hazards. If deficiencies are found, they may issue an improvement notice requiring works to be completed within a set timeframe.
How much does a Rushey Mead assessment cost?
A HMO fire risk assessment in Rushey Mead typically costs £150 to £400 per property. This range reflects 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 we pass your enquiry to, based on the specific size and risk profile of your premises. They will provide a clear quote before any work begins.
Who actually carries out the assessment?
Leicester Fire Risk Assessment is an enquiry service, not a firm of assessors. We do not carry out the site visits or write the reports ourselves. When you submit your details, we pass them to a local fire safety company that operates in the Leicester area. That company is responsible for the assessment, and you will deal with them directly for all aspects of the site visit, the technical 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.