BA1 · Bath
HMO Fire Risk Assessment
in Bath
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
- £180 – £480 per property
Guide price only. The firm we pass your enquiry to sets its own price once it knows the building.
Managing a shared property in a World Heritage centre presents unique challenges for landlords and building managers. If you are responsible for a multi-occupied building, securing a professional HMO fire risk assessment in Bath is a necessary step to ensure the safety of your tenants and the protection of your asset. The city is defined by its listed Georgian terraces, many of which have been converted into flats, offices, hotels, and guest houses. With two universities driving a significant shared-housing market, particularly within the BA1 postcode district, the density of these conversions requires careful management.
Typically, any property where three or more people from more than one household share facilities—such as a kitchen or bathroom—requires a formal assessment. This includes standard shared houses, bedsits, and buildings converted into self-contained flats. A HMO fire risk assessment in Bath typically costs £180 to £480 per property. This figure is a guide only and depends entirely on the size, age, and complexity of the building. The specific quote for your premises will be provided directly by the local firm we pass your enquiry to, rather than by this service.
What the assessment covers
The fire risk assessment is a comprehensive review of the building’s fire safety measures. The assessor who contacts you will evaluate the physical structure and the management procedures in place. Several factors influence the scope of the work and the final price quoted by the local firm. The number of storeys and the number of bedrooms are primary considerations, as larger buildings with more occupants present higher risks and require more time to inspect.
The assessment also takes into account whether the property is currently licensed or falls under mandatory licensing requirements. The assessor will inspect the existing fire alarm system, noting its grade and the extent of its coverage throughout the building. A critical element of the inspection involves the condition of fire doors, both those leading to individual bedrooms and those protecting the communal escape route. The layout of the property is also a significant factor; the requirements for a standard shared house often differ from those for a building divided into fully self-contained flats. The assessor will identify potential ignition sources, evaluate the adequacy of emergency lighting, and check that fire extinguishers or blankets are correctly sited and maintained.
How the enquiry works
Bristol Fire Risk Assessment acts as a bridge between building owners and local professionals. We are an enquiry service and do not carry out the assessments ourselves. The process follows four straightforward steps:
- You submit your property details and contact information through our enquiry form.
- We pass these details to a local fire safety firm that covers the Bath area.
- That firm will contact you directly to discuss your requirements and provide a specific quote.
- You deal with the firm directly to arrange the site visit and handle payment.
The legal position for HMO landlords
Fire safety in multi-occupied properties is governed by several pieces of legislation. The Regulatory Reform (Fire Safety) Order 2005 is the primary piece of legislation covering the common parts of an HMO. This law requires the ‘responsible person’—usually the landlord or managing agent—to ensure a suitable and sufficient fire risk assessment is in place. 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 occupants.
Guidance for these properties is typically drawn from the LACORS national fire safety guidance for existing housing. For shared houses, assessors usually look for compliance with BS 5839-6; in many standard HMOs, this translates to a Grade D LD2 system, which includes interlinked smoke alarms in the escape routes and high-risk rooms, plus heat detectors in kitchens.
The duty is clear: an HMO landlord or manager must hold a current fire risk assessment. Mandatory HMO licensing conditions specifically require this document, and failure to produce one can lead to the local authority serving improvement or prohibition notices. The penalties for non-compliance are severe, including unlimited fines and banning orders. Enforcement in Bath sits with the local fire and rescue service for the Fire Safety Order, or the local authority for Housing Act matters. The assessment must be carried out by a competent person with the necessary training 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 property where three or more tenants from different households share facilities, you are legally required to have a fire risk assessment. This applies to both licensed and unlicensed HMOs. The assessment ensures that the common areas and the overall fire safety strategy of the building are adequate for the number of occupants. While we do not perform the inspection, we can put you in touch with a local firm that will provide a professional assessment for your property.
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 often means a Grade D, LD2 system, which consists of mains-powered interlinked smoke and heat detectors. Larger or more complex buildings may require a Grade A panel-based system. The assessor who visits your property will evaluate your current system against these national standards and recommend any necessary upgrades to ensure tenant safety and legal compliance.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors are required to be fire-resisting, typically rated to FD30S standard, meaning they provide 30 minutes of fire resistance and are fitted with smoke seals. These doors protect the escape route if a fire starts inside a tenant's room. The assessor will check the condition of these doors, including the frames, hinges, and self-closing devices. If your property is a small shared house of two storeys, requirements may vary, and the firm we put you in touch with will clarify this.
How often does a licensed HMO need a fire risk assessment?
While the law does not state a specific expiry date, it requires the assessment to be 'regularly reviewed' to remain valid. For a licensed HMO, it is standard practice to conduct a full review annually or whenever there is a significant change to the building layout or tenant type. Local authorities often request a current assessment as part of the licence renewal process. Keeping the document up to date ensures you remain compliant with the Regulatory Reform (Fire Safety) Order 2005.
What does the council actually check during an inspection?
The local housing authority checks for hazards under the Housing Health and Safety Rating System (HHSRS). Regarding fire, they will look for adequate detection, clear escape routes, and proper fire separation between rooms. They will also verify that you have a valid fire risk assessment and that any remedial actions identified in that report have been completed. Failure to demonstrate these safety measures can result in the council issuing an improvement notice or, in severe cases, a prohibition order preventing the property from being occupied.
How much will the assessment cost me?
A HMO fire risk assessment in Bath typically costs £180 to £480 per property. The exact price is determined by the local firm we pass your enquiry to, based on the size and complexity of your building. Factors such as the number of storeys, the number of letting rooms, and whether the property is a simple shared house or a complex of self-contained flats will influence the final quote. You will receive a clear price directly from the service provider before any work begins.
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.