LE15 · Uppingham
HMO Fire Risk Assessment
in Uppingham
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
- £160 – £420 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 in this part of Rutland have specific duties regarding the safety of their tenants. If you manage a multi-occupied property, arranging a professional HMO fire risk assessment in Uppingham is a necessary step to ensure the building is safe and compliant. Uppingham is a small stone-built market town with listed frontages, independent shops, hotels and a large public school. Because many residential units in the LE15 postcode district are situated within older, stone-built structures or above commercial shops, fire safety requires a nuanced approach that respects the building’s fabric while protecting life. These assessments are typically required for shared houses, bedsits, and buildings converted into self-contained flats where common areas exist. Regarding the cost, a HMO fire risk assessment in Uppingham typically costs £160 to £420 per property. This figure is a guide only and the final price depends entirely on the specific building. The firm we pass your enquiry to will provide you with a formal quote based on your property details.
What the assessment covers
The assessor who contacts you will conduct a thorough review of the property to identify potential hazards and evaluate the existing protective measures. Several factors influence the scope and the eventual price of the work. The size of the property is primary, including the number of storeys and bedrooms, as larger buildings require more time to inspect. The firm will also consider whether the property is currently licensed or falls under mandatory licensing requirements, as these often have specific local authority stipulations.
The inspection includes an evaluation of the existing fire alarm system, looking at its grade and the extent of its coverage throughout the building. The condition of fire doors is a critical element, specifically those leading to bedrooms and those protecting the primary escape route. The assessor will also look at the internal layout, noting whether the property functions as a simple shared house or has been divided into fully self-contained flats, as the risk profile and required separation differ between these two types.
How the enquiry works
Leicester Fire Risk Assessment acts as a bridge between property owners and service providers. The process follows these four steps:
- You send the details of your Uppingham property through our enquiry form.
- We pass these details to a local fire safety firm that covers the Rutland 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.
Please note that we are an enquiry service and are not the ones carrying out the assessment. We do not attend your site and we do not employ the assessors.
The legal position for HMO landlords
Fire safety in multi-occupied housing is governed by several pieces of legislation and guidance. 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. Additionally, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) are enforced by the local housing authority to ensure residential premises are fit for habitation. When assessing existing housing, the company we put you in touch with will generally refer to the LACORS national fire safety guidance and BS 5839-6. For a standard shared house, this guidance commonly recommends a Grade D LD2 system as a minimum benchmark for safety.
In plain English, an HMO landlord or manager must hold a current fire risk assessment. This is not optional; mandatory HMO licensing conditions require a valid assessment to be in place, and the local council has the power to serve improvement or prohibition notices if standards are not met. The penalties for non-compliance are severe, including unlimited fines and banning orders that prevent you from letting property. Enforcement in Uppingham sits with the local fire and rescue service or the local authority, depending on the specific nature of the building and the breach. It is a legal requirement that the assessment is 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
6 answers
Does my HMO need a fire risk assessment?
Yes, if you manage a house in multiple occupation, you are legally required to have a fire risk assessment. This applies to the common parts of the building under the Regulatory Reform (Fire Safety) Order 2005. Whether it is a small shared house for three tenants or a large bedsit property, the duty holder must ensure a competent person has evaluated the risks and documented the findings to protect the occupants.
What alarm grade does an HMO need?
The specific alarm grade depends on the size and layout of the property, but for most standard shared houses, guidance usually points toward BS 5839-6 Grade D LD2. This typically involves mains-powered, interlinked smoke detectors in the escape routes and high-risk rooms like kitchens and lounges. The local firm we put you in touch with will assess your specific layout to determine if your current system meets the necessary safety standards.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors act as a critical barrier to protect the escape route from a fire starting within a private room. Generally, these need to be fire-rated doors (often FD30s) fitted with self-closing devices and intumescent strips. The assessor will check the condition of these doors, so that they fit the frame correctly and provide the necessary period of fire resistance to allow other tenants to evacuate safely.
How often does a licensed HMO need a new assessment?
There is no fixed expiry date written in law, but the assessment must be 'suitable and sufficient' and 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, the tenant profile, or the legislation. Local authorities often request a copy of a recent assessment during the licence renewal process to ensure ongoing compliance.
What does the council actually check during an inspection?
The local housing authority checks for hazards under the Housing Health and Safety Rating System. They look for adequate fire detection, clear escape routes, proper fire separation between rooms, and evidence that a fire risk assessment has been completed. If they find deficiencies, they can issue a notice requiring works to be done. We are an enquiry service that helps you find a firm to identify these issues before the council inspects.
How much will a fire risk assessment in Uppingham cost?
A HMO fire risk assessment in Uppingham typically costs £160 to £420 per property. This range accounts for different property sizes and complexities, such as the difference between a two-storey terrace and a large stone-built property with multiple flats. The final price is determined by the local firm we pass your enquiry to, and they will provide a specific quote after reviewing your property details.
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.