LE2 · Saffron Lane
HMO Fire Risk Assessment
in Saffron Lane
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 managers responsible for multi-occupied properties within the LE2 postcode district must ensure their premises meet specific safety standards. If you are responsible for a shared house or a building converted into flats, arranging an HMO fire risk assessment in Saffron Lane is a necessary step in meeting your legal obligations. This area is characterised by a large interwar and postwar estate, featuring a mix of residential housing alongside a shopping parade, various community buildings, and a local sports centre. Because many of the older residential properties in this part of Leicester have been adapted for multiple occupants, the fire risks associated with communal living must be professionally evaluated. This applies to traditional shared houses, bedsits, and buildings containing self-contained flats where tenants share a hallway or landing. A HMO fire risk assessment in Saffron Lane typically costs £150 to £400 per property, although the final figure depends on the size and complexity of the building. The firm we pass your enquiry to will provide a specific quote based on your property’s layout. As an enquiry service, we connect you with local fire safety companies who possess the relevant knowledge of the Leicester housing landscape.
What the assessment covers
The fire risk assessment is a comprehensive review of the property to identify potential hazards and evaluate the safety of the occupants. The scope of the work and the eventual price quoted by the local firm are influenced by several physical and administrative factors. The assessor who contacts you will look at the number of storeys and the total number of bedrooms, as larger buildings naturally require more time to inspect. They will also verify whether the property is currently licensed or falls under mandatory-licensing criteria, as this often dictates specific safety requirements.
Technical aspects of the property are also scrutinised. This includes the existing fire alarm grade and the extent of its coverage throughout the building. The condition of fire doors is a primary focus, specifically those protecting individual bedrooms and the main escape routes. The assessor will also consider whether the layout functions as a simple shared house with a communal kitchen or consists of fully self-contained flats, as the risk profile and required protection measures differ significantly between these two types of occupancy.
How the enquiry works
We operate as a dedicated enquiry service to help you find a suitable provider for your fire safety needs. The process follows four straightforward steps:
- You provide the details of your Saffron Lane property via our enquiry form.
- We pass these details to a local fire safety firm that covers the Leicester 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 Leicester Fire Risk Assessment is not a consultancy and does not carry out the assessments ourselves; we act solely as a bridge between you and the service provider.
The legal position for HMO landlords
Fire safety in multi-occupied domestic premises is governed by two main pieces of legislation. The Regulatory Reform (Fire Safety) Order 2005 applies to the common parts of an HMO, such as shared hallways, landings, and kitchens. Additionally, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) apply to the entirety of the premises. These regulations are enforced by the local housing authority, while the local fire and rescue service may also exercise enforcement powers in the common areas of larger or more complex buildings.
To comply with these laws, landlords and managers should refer to the LACORS national fire safety guidance for existing housing. This document provides a framework for what is considered adequate safety in different types of HMOs. Furthermore, fire detection systems are normally assessed against BS 5839-6; for a standard shared house, this commonly results in a recommendation for 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. Mandatory HMO licensing conditions specifically require this document, and failure to produce one can lead to the council serving improvement or prohibition notices. The penalties for non-compliance are severe, including unlimited fines and banning orders that prevent a landlord from operating. 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 provided 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 occupants share facilities or common areas, you are required by law to have a fire risk assessment. This applies to both licensed and unlicensed HMOs. The assessment ensures that the building is safe for multiple households to live in simultaneously and helps you meet the requirements of the Regulatory Reform (Fire Safety) Order 2005.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property, but most shared houses are expected to meet BS 5839-6 standards. This typically involves a Grade D LD2 system, which includes mains-powered, interlinked smoke alarms in the escape routes and high-risk rooms like kitchens and lounges. The local firm we put you in touch with will confirm the specific requirements for your building.
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 usually need to be FD30 rated, meaning they can resist fire for 30 minutes, and must be fitted with self-closing devices and intumescent strips. The assessor who visits your property will check the condition and suitability of all doors along the protected exit path to ensure they meet current safety standards.
How often does a licensed HMO need one?
While the law does not set a rigid expiry date, a fire risk assessment is a 'living 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 or the way it is used. Local authorities often request a copy of a recent assessment during the licence renewal process or following an inspection.
What does the council actually check?
The local housing authority checks for hazards under the Housing Health and Safety Rating System. They will look for adequate fire detection, clear escape routes, appropriate fire doors, and valid documentation, including your fire risk assessment. If they find deficiencies, they can issue an improvement notice. Having a professional assessment completed by the company we pass your enquiry to helps ensure these standards are met before an official inspection.
How much will the assessment cost?
A HMO fire risk assessment in Saffron Lane typically costs £150 to £400 per property. This range accounts for different building sizes, from small three-bedroom shared houses to larger properties converted into multiple flats. The final price is determined by the local firm we put you in touch with, who will provide a quote based on the specific details you provide about your premises.
Is Leicester Fire Risk Assessment a consultancy?
No, we are an enquiry service rather than the assessor. We do not attend your site, carry out inspections, or provide fire safety consultancy. Our role is to take your property details and pass them to a local fire safety firm. You will then deal with that company directly for the quote, the site visit, and the final report.
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.