LE1 · St Matthews
HMO Fire Risk Assessment
in St Matthews
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.
If you own or manage a House in Multiple Occupation (HMO) in St Matthews, you are legally responsible for the fire safety of your residents. This includes so that a current and suitable HMO fire risk assessment in St Matthews is in place. The St Matthews area, encompassing LE1, features a mix of low-rise and mid-rise estate blocks, alongside community buildings and small commercial units. Many of these blocks contain flats or shared accommodation which, if rented out as an HMO, require specific fire safety provisions. A fire risk assessment identifies potential fire hazards and assesses the risk to people, outlining necessary actions to reduce or remove those risks. It is a fundamental document for compliance and resident safety. A HMO fire risk assessment in St Matthews typically costs £150 to £400 per property. This figure depends on the specifics of the building, and the precise quote will come directly from the firm we put your enquiry in touch with. This service helps you connect with local fire safety firms experienced in conducting these assessments for properties like yours.
What a HMO fire risk assessment covers
A fire risk assessment for an HMO considers various factors unique to properties with multiple occupants. The assessor will evaluate the number of storeys and bedrooms within the property, as these directly impact escape routes and alarm system requirements. Whether the property is licensed or mandatory-licensable also influences the assessment's scope, as licensing conditions often stipulate specific fire safety standards.
The assessment will examine the existing fire alarm grade and coverage, checking its suitability for the property's layout and occupancy. The condition of fire doors to bedrooms and along the escape route is a critical element. Their effectiveness in containing fire and smoke is vital for resident safety. Finally, the assessor will consider the property's layout – whether it operates as a shared house with communal facilities or contains fully self-contained flats – as this dictates the type and extent of fire safety measures required. All these elements contribute to the overall complexity and therefore the cost of the assessment.
How the enquiry works
- You send us the details of your property requiring an assessment.
- We pass these details to a local fire safety firm experienced in HMO fire risk assessments.
- That firm contacts you directly to discuss your requirements and provide a quote.
- You deal with the chosen firm directly for the assessment and any subsequent work.
The legal position
The legal requirement for a fire risk assessment in HMOs stems primarily from the Regulatory Reform (Fire Safety) Order 2005. This Order places a duty on the responsible person – typically the landlord or manager – to ensure the safety of relevant persons from fire in the common parts of an HMO. Beyond the common parts, the Housing Act 2004, through the Housing Health and Safety Rating System (HHSRS), also imposes duties on landlords to address fire hazards within individual dwelling units. This is enforced by the local housing authority.
The LACORS national fire safety guidance for existing housing provides practical advice on how to comply with these legal obligations. This guidance often refers to British Standards, such as BS 5839-6, which outlines recommendations for fire detection and fire alarm systems in domestic premises. For a shared house, a Grade D LD2 system is commonly recommended.
In plain English, an HMO landlord or manager must hold a current fire risk assessment. For properties subject to mandatory HMO licensing, this is a condition of the licence. If an assessment is not in place, or if it is deemed unsuitable, the council can serve improvement or prohibition notices, requiring specific works or even preventing occupation. Penalties for non-compliance can include unlimited fines and banning orders, making a robust fire risk assessment an essential part of responsible property management. The assessment must be carried out by a competent person. This page provides general information and is not specific advice for your building. Enforcement in St Matthews is handled by the local fire and rescue service or the local authority as appropriate.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you own or manage an HMO, you are legally required to have a current and suitable fire risk assessment. This applies to all HMOs, regardless of whether they are licensed or not. The assessment is a fundamental part of your responsibilities as the duty holder and is crucial for the safety of your residents.
What alarm grade does an HMO need?
The required fire alarm grade depends on the specific property and its layout. However, for many shared houses operating as HMOs, the LACORS guidance and BS 5839-6 recommend a Grade D LD2 system. A competent assessor will determine the appropriate grade and coverage during the assessment.
Do bedroom doors have to be fire doors?
In many HMOs, particularly those with shared escape routes, bedroom doors are required to be fire doors. This is to provide protection to the escape route and allow occupants time to evacuate safely. The fire risk assessment will specify whether fire doors are needed for bedrooms in your particular property.
How often does a licensed HMO need one?
A fire risk assessment should be reviewed regularly, typically annually, or whenever there are significant changes to the property, its use, or the occupants. For licensed HMOs, the licensing conditions often stipulate the frequency of review, usually requiring it to be kept current.
What does the council actually check?
When inspecting an HMO, the council (local housing authority) will check for a current and suitable fire risk assessment. They will also verify that any recommendations from the assessment have been implemented. They look for adequate fire detection, escape routes, fire doors, and overall fire safety management.
How much does an HMO fire risk assessment cost?
A HMO fire risk assessment typically costs between £150 and £400 per property. The exact price will vary based on factors such as the property's size, complexity, and existing fire safety provisions. The firm we connect you with will provide a specific quote.
Are you the fire risk assessor?
No, Leicester Fire Risk Assessment is an enquiry service. We do not carry out fire risk assessments ourselves. We connect building owners, landlords, and managers with local, experienced fire safety firms who then conduct the assessments and provide quotes directly to you.
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.