LE5 · Thurnby Lodge
HMO Fire Risk Assessment
in Thurnby Lodge
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 shared property requires a clear understanding of safety obligations, particularly regarding the prevention and detection of fire. If you are a landlord or property manager, obtaining a professional HMO fire risk assessment in Thurnby Lodge is a practical step toward meeting your legal duties as a duty holder. This area of Leicester, primarily defined by the LE5 postcode district, consists largely of postwar estate housing alongside a local precinct, schools, and community buildings. Many of these residential properties have been converted into Houses in Multiple Occupation to serve the local workforce and students. Because these buildings were often originally designed for single-family occupancy, the introduction of multiple independent households increases the risk profile, necessitating a formal review of fire doors, escape routes, and detection systems. A HMO fire risk assessment in Thurnby Lodge typically costs £150 to £400 per property, though the final figure depends entirely on the specific building and its complexity. The firm we pass your enquiry to will provide a fixed quote based on your property details. Our service acts as a bridge, so that your requirements reach a local firm capable of assessing these postwar conversions.
What the assessment covers
The fire risk assessment is a comprehensive review of the building’s managed areas and its suitability for the number of occupants present. The assessor who contacts you will evaluate several physical and administrative factors that influence the final cost and the scope of the report. The number of storeys and bedrooms is a primary consideration, as larger buildings require more time to inspect and present more complex escape logistics. The firm will also check whether the property is currently licensed or falls under mandatory-licensing criteria, as this often dictates higher standards of protection.
A significant portion of the work involves inspecting the existing fire alarm grade and its coverage throughout the building. The condition of fire doors is also examined, specifically those leading to individual bedrooms and those protecting the primary escape route, so that they are fitted with correct seals and self-closing devices. The assessor will also look at the layout of the property, noting whether it functions as a simple shared house with a communal kitchen or consists of fully self-contained flats, as the fire separation requirements differ significantly between these two models.
How the enquiry works
We operate as an enquiry service to help you find a local provider for your fire safety needs. The process is straightforward and transparent:
- You send your property details to us via our enquiry form.
- We pass these details to a local fire safety firm that covers the Thurnby Lodge area.
- That firm contacts you directly to provide a quote and discuss their availability.
- You deal with the firm directly to book the work and receive your report.
It is important to understand that we are not the ones doing the work; we do not attend your site or carry out the assessment ourselves.
The legal position for HMO landlords
Fire safety in Houses in Multiple Occupation is governed by two main pieces of legislation. The Regulatory Reform (Fire Safety) Order 2005 applies to the common parts of the building, such as hallways, landings, and shared kitchens. Under this Order, the duty holder must ensure a suitable and sufficient fire risk assessment is in place. Additionally, 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 do not pose a risk to the health and safety of tenants.
When assessing these properties, the work is normally carried out against the LACORS national fire safety guidance for existing housing. This guidance provides a framework for what is considered acceptable in different types of HMOs. For example, for a standard shared house, the guidance and BS 5839-6 often recommend a Grade D LD2 fire alarm system. An HMO landlord or manager must hold a current fire risk assessment to comply with mandatory HMO licensing conditions. Failure to do so can lead to the local authority serving improvement or prohibition notices.
Penalties for non-compliance are significant and can include unlimited fines or banning orders. Enforcement in Thurnby Lodge sits with the local fire and rescue service for matters relating to the Fire Safety Order, or the local authority for Housing Act matters. The assessment must be carried out by a competent person who has the necessary training 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 three or more tenants from more than one household share facilities, you have a legal obligation to ensure a fire risk assessment is conducted. This is required under the Regulatory Reform (Fire Safety) Order 2005 for the common areas. If the property requires a mandatory HMO licence, the local authority will typically require a valid assessment as a condition of granting that licence.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property. For many standard shared houses in Thurnby Lodge, the LACORS guidance and BS 5839-6 often point toward a Grade D LD2 system, which involves 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 confirm the exact requirements for your specific building layout.
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 intumescent strips, smoke seals, and effective self-closing devices. The assessor who contacts you will check the condition of these doors to ensure they are hung correctly and provide the necessary level of protection for occupants.
How often does a licensed HMO need one?
While the law does not specify a strict 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 have the assessment reviewed annually or whenever there is a significant change to the building or the way it is occupied. If the local authority carries out an inspection, they will expect to see a recent and relevant report.
What does the council actually check?
The local housing authority checks for hazards under the Housing Health and Safety Rating System (HHSRS). They look for adequate fire detection, clear escape routes, and appropriate fire separation between rooms. They will also verify that you have a professional fire risk assessment in place. If the property is found to be unsafe, they have the power to issue improvement notices or, in severe cases, prohibition orders that prevent the building from being occupied.
How much will the assessment cost me?
A HMO fire risk assessment in Thurnby Lodge typically costs £150 to £400 per property. This range accounts for the difference between a small three-bedroom shared house and a larger multi-storey conversion. The final price is determined by the local firm we pass your enquiry to, and they will provide you with a specific quote once they understand the scale and complexity of your particular premises.
Are you the company that visits my property?
No, we are an enquiry service and do not carry out the assessments ourselves. We do not have our own engineers or assessors. Instead, we take your details and pass them to a local fire safety firm that operates in the Leicester area. That company will then deal with you directly to provide a quote, arrange a site visit, and produce the final fire risk assessment report for your records.
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.