LE18 · Wigston
HMO Fire Risk Assessment
in Wigston
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 multi-occupied property requires a specific approach to life safety, particularly when dealing with the varied building stock found in the Oadby and Wigston area. If you are a landlord or property manager, obtaining a professional HMO fire risk assessment in Wigston is a primary step in meeting your legal obligations. The local landscape in the LE18 postcode district is comprised of a town centre high street with flats over shops, Victorian and interwar terraces, and small industrial and trade units. Many of these older residential terraces and converted commercial spaces have been repurposed into Houses in Multiple Occupation. Because these buildings often feature complex layouts or increased occupancy levels compared to standard family homes, the risk to life is considered higher. A professional assessment identifies potential hazards and provides a plan to mitigate them. Regarding the cost of this service, a HMO fire risk assessment in Wigston typically costs £150 to £400 per property. This figure is a guide only and the final price depends entirely on the specific building in question. The firm we pass your enquiry to will provide you with a fixed quote based on your property details.
What the assessment covers
The assessor who contacts you will conduct a thorough physical inspection of the premises to identify fire hazards and evaluate the safety of the occupants. The scope of the work and the eventual cost of the report are influenced by several practical factors. The number of storeys and the total number of bedrooms are primary considerations, as larger buildings with more occupants present more complex escape requirements. The assessor will also check whether the property is currently licensed or falls under mandatory licensing criteria, as this may dictate specific standards required by the local authority.
Technical elements of the building are also examined in detail. This includes the existing alarm grade and the extent of detector coverage throughout the property. The condition of fire doors is a critical component, specifically those leading to individual bedrooms and those protecting the primary escape route. The assessor will also look at the internal layout, noting whether the property functions as a shared house with communal facilities or consists of fully self-contained flats, as the risk profile and required fire separation differ significantly between these two types of occupancy.
How the enquiry works
Leicester Fire Risk Assessment operates as a dedicated enquiry service to help you find a suitable professional. The process follows these four steps:
- You provide your property details and contact information through our enquiry form.
- We pass these details to a local fire safety firm that covers the Wigston area.
- That firm contacts you directly to discuss your requirements and provide a quote.
- You deal with the firm directly to book the work and receive your report.
Please be aware that we are an enquiry service and not the ones carrying out the assessment. We do not attend your site, and the contract for services will be between you and the local firm that contacts you.
The legal position for HMO landlords
Fire safety in multi-occupied domestic premises is governed by a combination of legislation and national guidance. The Regulatory Reform (Fire Safety) Order 2005 is the primary piece of legislation, and it covers 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 that residential premises do not pose a risk to the health and safety of tenants.
To meet these standards, assessors typically refer to the LACORS national fire safety guidance for existing housing. They also look at BS 5839-6, which provides the technical standards for fire detection and alarm systems. In a standard shared house, this is commonly a Grade D LD2 system, though requirements vary based on the building's size and layout.
In plain English, an HMO landlord or manager has a legal duty to hold a current fire risk assessment. If your property requires mandatory HMO licensing, the local council will require a valid assessment as a condition of that licence. Failure to comply can lead to the local authority or the local fire and rescue service serving improvement or prohibition notices. The penalties for non-compliance are significant and can include unlimited fines and banning orders. 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 informational purposes and does not constitute legal advice for a specific building. Enforcement in Wigston is handled by the local fire and rescue service for the Fire Safety Order, or the local authority for Housing Act matters.
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 are responsible for fire safety. The law requires the 'Responsible Person' to carry out a fire risk assessment to identify hazards and protect tenants. Even if the property does not require a mandatory licence from the council, the Fire Safety Order still applies to the communal areas and escape routes.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the building. Most shared houses are expected to meet BS 5839-6 standards, which often translates to a Grade D LD2 system. This usually 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 if your current system meets the necessary British Standards.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors are required to be fire-resisting to protect the escape route. These doors usually need to be FD30 rated, meaning they can resist fire for 30 minutes, and should be fitted with self-closing devices and intumescent strips. The assessor will check the condition of these doors and their frames to ensure they are capable of preventing the spread of smoke and flames during an evacuation.
How often does a licensed HMO need one?
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, the local authority usually expects the assessment to be reviewed annually or whenever there is a significant change to the building or the way it is used. Regular reviews ensure that any wear and tear on fire safety equipment, like door closers, is identified and corrected.
What does the council actually check?
When the local authority inspects an HMO, they look for evidence that the landlord is managing fire risks effectively. They will ask to see your current fire risk assessment and proof that any recommended works have been completed. They also check for physical measures like clear escape routes, working alarms, and compliant fire doors. If these are not in place, they can issue notices that legally compel you to make improvements.
How much will the assessment cost me?
A HMO fire risk assessment in Wigston typically costs £150 to £400 per property. This range covers most standard residential conversions and shared houses. However, the exact price is determined by the firm that contacts you, based on the number of rooms and the complexity of the building. Larger properties or those with commercial elements on the ground floor may sit at the higher end of this range.
Who carries out the site visit?
The site visit is carried out by a local fire safety company, not by us. Leicester Fire Risk Assessment is an enquiry service that connects you with professionals who work in the Wigston area. Once you submit your details, a local firm will contact you to provide a quote and arrange a time to attend the property. You will deal with that firm directly for the inspection and the final report.
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.