LE18 · South Wigston
HMO Fire Risk Assessment
in South Wigston
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 careful attention to safety standards, particularly regarding an HMO fire risk assessment in South Wigston. This area is characterised by dense terraced housing originally built for former factory and barracks workers, alongside a local high street and light industrial premises. Many of these traditional Victorian and Edwardian terraces within the LE18 postcode district have been converted into shared housing or bedsits to meet local demand. Because these buildings were not originally designed for multiple independent households, they present specific risks regarding escape routes and fire spread. An HMO fire risk assessment in South Wigston 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. This service is designed to help landlords and managers find a competent professional to ensure their premises meet the necessary safety standards for tenants living in these converted workers' cottages and larger terraced homes.
What the assessment covers
The fire risk assessment for a House in Multiple Occupation is a comprehensive review of the building's fire safety measures. The assessor who contacts you will evaluate several physical and management factors that influence the overall risk profile and the eventual cost of the report. These factors include the number of storeys and bedrooms, as well as whether the property falls under mandatory licensing or is a smaller, non-licensed HMO.
The inspection covers the existing fire alarm system, looking at its grade and the extent of coverage throughout the building. The condition of fire doors is a critical element, particularly those leading to bedrooms and those protecting the primary escape route. The assessor will also consider the internal layout, noting whether the property functions as a simple shared house with a communal kitchen or has been divided into fully self-contained flats. They will look at emergency lighting, fire-fighting equipment, and the presence of any combustible materials in corridors or stairwells. The final document will highlight any deficiencies and provide a prioritised action plan to bring the property up to the required standard.
How the enquiry works
Leicester Fire Risk Assessment operates as a connection service to help you find a local specialist. The process follows these four steps:
- You provide the basic details of your South Wigston property through our enquiry form.
- We pass these details to an established local fire safety firm.
- That firm contacts you directly to discuss the building and provide a formal quote.
- You deal with the firm directly to arrange the site visit and payment.
It is important to note that we are an enquiry service and not the assessors ourselves; we do not attend your property or carry out the inspections.
The legal position for HMO landlords
Fire safety in Houses in Multiple Occupation is governed by a combination of legislation and guidance. The primary piece of legislation is the Regulatory Reform (Fire Safety) Order 2005, which applies to the common parts of HMOs, such as hallways, landings, and shared kitchens. Under this Order, the ‘responsible person’—usually the landlord or managing agent—has a legal duty to ensure a fire risk assessment is carried out and regularly reviewed.
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 premises. These are enforced by the local housing authority, who inspect properties to ensure they do not pose a risk to occupants. For existing residential accommodation, the LACORS national fire safety guidance is the standard used by both local authorities and fire services to determine adequate safety levels. Most shared houses are expected to meet the standards set out in BS 5839-6, which commonly requires a Grade D LD2 system for a standard HMO.
An HMO landlord or manager must hold a current fire risk assessment to remain compliant. Mandatory HMO licensing conditions explicitly require a valid assessment, and failure to produce one can lead to the council serving improvement or prohibition notices. The penalties for non-compliance are severe and can include unlimited fines or banning orders. Enforcement in South Wigston sits with the local fire and rescue service for the Fire Safety Order elements, or the local authority for Housing Act matters. This assessment must be carried out by a competent person with 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 or own a House in Multiple Occupation, you have a legal obligation to ensure a fire risk assessment is in place. This applies to both licensed and unlicensed HMOs. The Regulatory Reform (Fire Safety) Order 2005 requires the responsible person to assess the risks to residents and implement proper fire precautions. Even a small terraced house in South Wigston converted for three tenants requires a documented assessment to ensure the escape routes are protected.
What alarm grade does an HMO need?
The required alarm grade usually follows the BS 5839-6 standard. For most standard shared houses, a Grade D, Category LD2 system is the benchmark. This typically involves mains-powered, interlinked smoke detectors in the escape routes and high-risk rooms like kitchens and lounges, plus heat detectors where appropriate. The company we put you in touch with will verify if your existing system meets the specific requirements for your property type and layout during their inspection.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors must be fire-resisting to protect the escape route and prevent a fire from spreading into the hallway while tenants are sleeping. These doors usually 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 will check the condition of these doors and advise if they need upgrading or replacing to meet current safety standards.
How often does a licensed HMO need a fire risk assessment?
While the law states that an assessment must be reviewed 'regularly', most local authorities and fire services recommend an annual review for HMOs. If there are significant changes to the building layout, the number of occupants, or the type of tenants, a new assessment should be commissioned immediately. Keeping the assessment up to date is often a condition of your HMO licence and helps demonstrate that you are fulfilling your duty of care.
What does the council actually check during an inspection?
The local housing authority checks for hazards under the Housing Health and Safety Rating System. Regarding fire, they look for working smoke alarms, clear escape routes, fire-rated doors, and a valid fire risk assessment. If they find deficiencies, they can issue an improvement notice. Using our service to find a professional ensures you receive a report that identifies these issues before a council inspection takes place, helping you maintain your licensing status.
How much will the assessment cost me?
A HMO fire risk assessment in South Wigston typically costs £150 to £400 per property. This range covers most standard terraced conversions and smaller blocks. The final price is determined by the size of the building, the number of letting rooms, and the complexity of the internal layout. When you submit your details, the local firm we pass the enquiry to will provide a specific quote based on the information you provide about your premises.
Are you the company that visits my property?
No, Leicester Fire Risk Assessment is an enquiry service rather than the assessor. We do not carry out the inspections ourselves and we do not have our own engineers. Our role is to take your property details and pass them to a local fire safety firm with experience in HMO regulations. That firm will then contact you directly to provide a quote and arrange a site visit if you choose to instruct them.
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.