LE8 · Whetstone
HMO Fire Risk Assessment
in Whetstone
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 responsible for a House in Multiple Occupation (HMO) in Whetstone, you will need an HMO fire risk assessment. Whetstone, with its mix of traditional village high street buildings, pubs, and modern estate housing in the LE8 postcode district, contains various properties that fall under HMO regulations. Many of the older, larger houses, as well as some purpose-built accommodation and conversions, are likely to operate as HMOs. These properties, often housing multiple unrelated tenants, present specific fire safety challenges due to shared facilities and multiple occupants. A fire risk assessment is essential to identify and mitigate these risks, so that the safety of residents. A HMO fire risk assessment in Whetstone 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 a Fire Risk Assessment Covers
A fire risk assessment for an HMO in Whetstone involves a thorough inspection of the property to identify potential fire hazards and assess the risks to occupants. The scope of the work and, consequently, the price, will be influenced by several factors. These include the number of storeys and bedrooms within the property, which directly impacts the complexity of escape routes and alarm system requirements. Whether the property is licensed or mandatory-licensable also plays a role, as licensed HMOs often have more stringent requirements. The existing alarm grade and coverage are assessed to determine if they meet current standards. The condition of fire doors to bedrooms and along the escape route is a critical element, as these provide vital protection. Furthermore, the assessment considers whether the layout is a shared house with communal living spaces or comprises fully self-contained flats, as each presents different fire safety considerations. The assessor who contacts you will consider all these elements.
How the Enquiry Works
- You send us your details and a brief description of the HMO property in Whetstone.
- We pass your enquiry to a local fire safety firm that specialises in HMO fire risk assessments.
- The firm contacts you directly to discuss your specific needs and provide a quote.
- You deal directly with that firm for the assessment and any subsequent work. We are an enquiry service and do not carry out the assessments ourselves.
The Legal Position on HMO Fire Safety
The legal framework for fire safety in HMOs is robust. The Regulatory Reform (Fire Safety) Order 2005 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, specifically through the Housing Health and Safety Rating System (HHSRS), addresses fire safety within the entirety of an HMO, including private dwelling areas. This is enforced by the local housing authority. Guidance for fire safety in existing housing, such as the LACORS national fire safety guidance, provides practical recommendations that assessors often refer to. For fire alarm systems, BS 5839-6 is the relevant standard, with Grade D LD2 commonly recommended for a shared house.
In plain English, an HMO landlord or manager must hold a current fire risk assessment. This is not merely good practice; it is a legal requirement. Mandatory HMO licensing conditions often stipulate the need for a valid fire risk assessment. Failure to comply can lead to serious consequences. The council can serve improvement or prohibition notices, demanding that fire safety deficiencies be rectified or even preventing the use of the property. Penalties for non-compliance are severe, including unlimited fines and banning orders, which can prevent a landlord from letting properties in the future. It is crucial that the assessment is carried out by a competent person with sufficient knowledge and experience in fire safety. This page provides general information and should not be considered specific advice for your individual building. Enforcement in Whetstone sits with the local fire and rescue service or the local authority, as appropriate to the specific breach.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you are the landlord or manager of an HMO, you are legally required to have a fire risk assessment. This applies to all HMOs, regardless of whether they are subject to mandatory licensing. The assessment identifies fire hazards and risks to your tenants.
What alarm grade does an HMO need?
The required alarm grade depends on the specific characteristics of the HMO, including its size, layout, and number of occupants. For many shared houses, a Grade D LD2 system, compliant with BS 5839-6, is commonly recommended. The assessor who contacts you will advise on the appropriate grade for your 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 protection for occupants and allow them time to escape in the event of a fire. The specific requirements depend on the property's layout and the findings of the fire risk assessment.
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 or its occupancy. Even if no changes have occurred, it is good practice to have it formally reviewed every few years. The assessor will specify the recommended review period.
What does the council actually check?
The local housing authority, often as part of HMO licensing or enforcement, will check that you have a current and suitable fire risk assessment. They will also inspect the property to ensure that the fire safety measures identified in the assessment, such as fire alarms, fire doors, and escape routes, are in place and properly maintained.
What is the cost of an HMO fire risk assessment in Whetstone?
An HMO fire risk assessment in Whetstone typically costs between £150 and £400 per property. This price varies based on factors like the property's size, complexity, and existing fire safety provisions. The firm we put you in touch with will provide a tailored quote after reviewing your specific property details.
Do you carry out the fire risk assessment?
No, we are an enquiry service. We do not carry out fire risk assessments ourselves. We connect building owners, landlords, and managers with local fire safety firms that are qualified to perform these assessments. The firm we pass your enquiry to will contact you directly to provide a quote and conduct the work.
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.