LE3 · Western Park
HMO Fire Risk Assessment
in Western Park
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 are the duty holder for an HMO (House in Multiple Occupation) in Western Park, Leicester, you will need a current fire risk assessment. Western Park, with its distinctive interwar semi-detached housing, local shopping parades, and care premises, often contains properties converted into HMOs. These can range from shared houses to buildings with multiple self-contained flats. All such properties within the LE3 postcode district require a fire risk assessment to ensure the safety of their occupants. This is a legal requirement for landlords and managers of HMOs, regardless of whether the property is licensed or not.
A fire risk assessment identifies potential fire hazards and assesses the risk to people. It then outlines the measures needed to reduce or eliminate those risks. This essential document helps you comply with your legal obligations and provides a clear plan for fire safety management. A HMO fire risk assessment in Western Park typically costs £150 to £400 per property. This figure depends on the specific characteristics of the building, and the exact quote will be provided by the local firm we put you in touch with.
What the Fire Risk Assessment Covers
The scope of a fire risk assessment for an HMO in Western Park is comprehensive. The assessor will visit the property to identify fire hazards and assess the risk to all occupants. This involves evaluating various aspects of the building's fire safety provisions. Key factors that influence the complexity and therefore the cost of the assessment include the number of storeys and bedrooms within the HMO. A larger, more complex property will naturally require a more detailed assessment.
The assessment will also consider whether the property is subject to mandatory licensing or is simply a licensable HMO. The existing fire alarm grade and its coverage throughout the property are crucial elements, as are the condition of fire doors, particularly those leading to bedrooms and along the escape route. The layout of the property also plays a role; a shared house arrangement will have different considerations compared to a building with fully self-contained flats. The assessor will provide recommendations to ensure the property meets current fire safety standards, including any necessary upgrades to alarm systems, fire doors, or escape routes.
How the enquiry works
- You send us details about your property and your requirements.
- We pass these details to a local fire safety firm that specialises in HMO fire risk assessments in Western Park.
- That firm will contact you directly to discuss your needs and provide a tailored quote for their services.
- You then deal with the chosen firm directly for the assessment and any subsequent works.
We are an enquiry service and do not carry out the fire risk assessment ourselves. The firm we connect you with will be the one performing the work.
Legal Requirements for HMO Fire Risk Assessments
The legal framework governing fire safety in HMOs is primarily established by the Regulatory Reform (Fire Safety) Order 2005. This legislation places a duty on the ‘responsible person’ (typically the landlord or manager) to carry out a fire risk assessment for the common parts of an HMO. Beyond this, the Housing Act 2004, through the Housing Health and Safety Rating System (HHSRS), also addresses fire safety in residential properties. This is enforced by the local housing authority and can lead to significant repercussions if deficiencies are found.
Further guidance is provided by the LACORS national fire safety guidance for existing housing, which offers practical advice on complying with fire safety legislation in HMOs. The technical standard against which fire alarm systems are commonly assessed is BS 5839-6, often recommending a Grade D LD2 system for shared houses.
In plain English, as an HMO landlord or manager, you must hold a current fire risk assessment for your property. This is not merely a recommendation; it is a legal obligation. For mandatory licensed HMOs, having a valid fire risk assessment is a condition of the licence. Failure to comply can result in the local council serving improvement notices or even prohibition notices, preventing the property from being occupied. Penalties for non-compliance can be severe, including unlimited fines and banning orders that prevent you from letting properties in the future.
It is critical that the fire risk assessment is carried out by a competent person. This means someone with sufficient training, experience, and knowledge to understand the risks and propose appropriate solutions. This page provides general information and should not be considered specific advice for your individual building. Enforcement of fire safety regulations in Western Park rests with either the local fire and rescue service or the local authority, depending on the specific nature of the breach.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes. If you are a landlord or manager of an HMO, you are legally required to have a current fire risk assessment. This applies whether your property is subject to mandatory licensing or simply meets the definition of an HMO. It is a fundamental part of your responsibilities to ensure the safety of your tenants.
What alarm grade does an HMO need?
The specific alarm grade required for an HMO depends on various factors, including the property's size, layout, and occupancy. However, for many shared houses, a Grade D LD2 system, as outlined in BS 5839-6, is commonly recommended. The assessor will determine the appropriate grade for your specific property.
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 occupants with a safe escape route and to contain fire within a room for a specified period. The fire risk assessment will confirm if fire doors are necessary for your property.
How often does a licensed HMO need one?
While there isn't a strict legal frequency for reviewing a fire risk assessment, it should be reviewed regularly and whenever there are significant changes to the property or its occupancy. For a licensed HMO, it is generally good practice to review it at least annually, or every two to three years as a minimum.
What does the council actually check?
When the local council conducts inspections for licensed HMOs or investigates complaints, they will check for a valid and current fire risk assessment. They will also assess the implementation of its recommendations, including the condition of fire alarms, fire doors, escape routes, and other fire safety measures.
How much does an HMO fire risk assessment cost?
A HMO fire risk assessment in Western Park typically costs between £150 and £400. The exact price will be provided by the local firm we connect you with, based on the specific details and complexity of your property.
Are you the company who will do the assessment?
No, Leicester Fire Risk Assessment is an enquiry service. We connect you with local fire safety firms who are qualified to carry out HMO fire risk assessments. We do not perform the assessments ourselves; the firm we pass your enquiry to will contact you directly.
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.