BS48 · Backwell
HMO Fire Risk Assessment
in Backwell
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
- Avon 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.
Managing a multi-occupied property requires a specific approach to safety, particularly in a large village like Backwell where the housing stock is varied. If you are a landlord or building manager, arranging a professional HMO fire risk assessment in Backwell is a primary step in meeting your legal obligations. The village features a range of residential settings, from converted Victorian houses near the local shops and pubs to modern family homes and premises situated near the school campus or surrounding farm premises. Within the BS48 postcode district, any property where three or more tenants from different households share facilities—such as a kitchen or bathroom—is classified as a House in Multiple Occupation. These buildings present higher risks than single-family dwellings due to the increased density of occupants and the variety of ignition sources. A HMO fire risk assessment in Backwell typically costs £160 to £420 per property, though this figure depends on the size and complexity of the building. The specific quote for your premises will be provided by the local firm we put you in touch with, as Bristol Fire Risk Assessment operates solely as an enquiry service to connect duty holders with experienced providers.
What the assessment covers
The fire risk assessment is a comprehensive review of the building's fire safety measures and the risks posed to the occupants. The assessor who contacts you will evaluate several physical and procedural factors that influence the final report and the cost of the service. A primary consideration is the size of the property, specifically the number of storeys and bedrooms, as larger buildings require more time to inspect. The firm will also check whether the property is currently licensed or falls under mandatory licensing requirements, as these often carry specific conditions from the local authority.
The inspection covers the existing fire alarm system, assessing its grade and the extent of coverage throughout the building. The condition of fire doors is a critical element, including 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 simple shared house or consists of fully self-contained flats, as the fire separation requirements differ significantly between these two types. They will identify potential ignition sources, check the adequacy of emergency lighting, and review the maintenance records for all fire safety equipment.
How the enquiry works
Bristol Fire Risk Assessment is not a firm of assessors and we do not carry out the site visits ourselves. We act as a bridge between building managers and the industry. The process follows these four steps:
- You provide the details of your Backwell property through our enquiry form.
- We pass these details to a local fire safety firm that covers the North Somerset area.
- That firm contacts you directly to discuss the building and provide a formal quote.
- You deal with the chosen company directly for the assessment, the report delivery, and payment.
The legal position for HMO landlords
Fire safety in multi-occupied residential buildings is governed by a combination of legislation and national guidance. The Regulatory Reform (Fire Safety) Order 2005 is the primary piece of legislation, which applies to the common parts of an HMO, such as hallways, landings, and shared kitchens. In addition to this, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) allow the local housing authority to inspect properties for hazards, including fire.
For existing residential buildings, the LACORS national fire safety guidance is the standard document used to determine adequate protection levels. Furthermore, fire detection systems are normally assessed against BS 5839-6; for a typical shared house, this often means a Grade D LD2 system is required. It is a legal requirement for an HMO landlord or manager to hold a current fire risk assessment. Where mandatory HMO licensing is in place, the local council will require a valid assessment as a condition of the licence.
Enforcement in Backwell is carried out by the local fire and rescue service or the local authority, depending on the specific nature of the building and the hazard. These authorities have the power to serve improvement or prohibition notices if the property is deemed unsafe. Failure to comply can lead to severe penalties, including unlimited fines and banning orders. The law stipulates that the assessment must be carried out by a competent person who has the necessary training and experience. Please note that the information provided on this page is for general guidance only 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 in Backwell occupied by three or more people from more than one household, you have a legal duty to ensure a fire risk assessment is in place. This applies to the common parts under the Regulatory Reform (Fire Safety) Order 2005. Even if the property does not require a mandatory licence from the council, the requirement to manage fire risk remains a statutory obligation for the landlord or manager.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property, but most standard shared houses are expected to meet BS 5839-6 standards. This usually involves a Grade D LD2 system, which consists of 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 verify if your current system meets the specific needs of your building.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors must be fire-resisting to protect the escape route and contain a fire at its source. These doors are typically rated to FD30S standard, meaning they provide 30 minutes of fire resistance and include cold smoke seals. The assessor will check the integrity of these doors, so that they are fitted with self-closing devices and that the frames and hinges are in good working condition.
How often does a licensed HMO need a new assessment?
There is no fixed expiry date written in law, but the Regulatory Reform (Fire Safety) Order 2005 requires the assessment to be reviewed regularly to ensure it remains valid. For a licensed HMO, it is standard practice to conduct a review annually or whenever there is a significant change to the building layout or tenant type. Local authorities often request an updated report as part of the licence renewal process every five years.
What does the council actually check during an inspection?
When the local housing authority inspects an HMO in Backwell, they use the Housing Health and Safety Rating System (HHSRS) to look for deficiencies. They will check for adequate fire separation between rooms, the presence of working interlinked alarms, clear escape routes, and valid documentation. They will specifically ask to see your current fire risk assessment to ensure you are proactively managing the safety of the occupants and the premises.
How much does a fire risk assessment cost in Backwell?
A HMO fire risk assessment in Backwell typically costs £160 to £420 per property. The final price is determined by the local firm that contacts you, based on factors such as the number of rooms, the number of floors, and whether the property has complex features like basement levels or self-contained units. We provide this range as a guide to help you budget for the service provided by the contractor.
Can I carry out the fire risk assessment myself?
The law requires the assessment to be completed by a 'competent person'. While some landlords of very small, simple properties attempt this themselves, most choose to instruct a professional to ensure all technical aspects of the LACORS guidance and British Standards are met. Bristol Fire Risk Assessment is an enquiry service that connects you with local firms who have the experience to produce a professional report that will satisfy local authority inspectors.
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@bristolfireriskassessment.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.