BS21 · Clevedon
HMO Fire Risk Assessment
in Clevedon
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 in a Victorian seaside town requires a specific understanding of older building stock. If you are a landlord or agent, arranging an HMO fire risk assessment in Clevedon is a necessary step to ensure the safety of your tenants and the protection of your investment. The town is characterised by listed seafront buildings, large converted hotels and guest houses, and a significant number of care homes, many of which fall under the BS21 postcode district. These properties often feature complex layouts, high ceilings, and traditional timber construction, all of which influence how fire might spread. Whether you manage a small shared house on the high street or a large Victorian villa converted into bedsits, the communal areas and the overall structure must be assessed for safety. A professional HMO fire risk assessment in Clevedon typically costs £160 to £420 per property, though the exact figure depends on the size and complexity of the building. The firm we pass your enquiry to will provide a specific quote based on your property’s unique characteristics. Our role is to connect you with a local specialist who understands the local building types.
What the assessment covers
The fire risk assessment is a comprehensive review of the property’s fire safety measures. The assessor who contacts you will evaluate several factors that influence the final cost and the scope of the report. A primary consideration is the size of the building, specifically the number of storeys and the number of bedrooms. The requirements for a small two-storey shared house differ significantly from a large, multi-storey property that is subject to mandatory HMO licensing.
The assessor will examine the existing fire alarm system, noting its grade and the extent of its coverage. They will also inspect the condition of fire doors, both those leading to individual bedrooms and those protecting the primary escape route. The layout of the property is another critical factor; the assessment will vary depending on whether the building functions as a shared house with communal facilities or consists of fully self-contained flats. The report will identify potential ignition sources, evaluate the adequacy of emergency lighting, and ensure that fire-fighting equipment is appropriate and well-maintained.
How the enquiry works
Bristol Fire Risk Assessment acts as a bridge between property owners and fire safety professionals. We do not carry out the assessments ourselves and we do not attend your site. The process follows these four steps:
- You submit your property details through our enquiry form.
- We pass your information to a local fire safety firm covering the Clevedon area.
- That firm contacts you directly to provide a quote and discuss their availability.
- You deal with the firm directly to book the work and receive your report.
This service allows you to find a competent local provider without having to search for individual contractors yourself.
The legal position for HMOs
The primary legislation governing fire safety in the communal areas of multi-occupied properties is the Regulatory Reform (Fire Safety) Order 2005. Under this Order, the landlord or manager is designated as the ‘Responsible Person’ and must ensure that a suitable and sufficient fire risk assessment is in place. Additionally, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) apply to the entirety of the dwelling. These 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 compliance is typically drawn from the LACORS national fire safety guidance for existing housing. For fire detection, the assessor will usually refer to BS 5839-6; in many standard shared houses, a Grade D LD2 system is the expected minimum standard. It is a legal requirement for an HMO landlord or manager to hold a current fire risk assessment, particularly as mandatory HMO licensing conditions often require the submission of a valid report.
Failure to comply with these duties can lead to serious consequences. The local housing authority or the local fire and rescue service, where appropriate, can serve improvement notices or prohibition notices. Under the Fire Safety Order, penalties for non-compliance include unlimited fines and, in extreme cases, banning orders for landlords. The assessment must be carried out by a competent person who has the necessary skills and experience. Please note that the information on this page is provided for general guidance 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 house in multiple occupation, you have a legal duty to ensure a fire risk assessment is conducted. This applies to the common parts of the building under the Regulatory Reform (Fire Safety) Order 2005. Even if the property does not require a mandatory licence from the council, the fire safety duties still apply. A professional assessment helps you identify risks and implement the necessary safety measures to protect your tenants.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property, following BS 5839-6 standards. For a typical shared house, a Grade D LD2 system—consisting of mains-powered interlinked smoke alarms in the escape routes and high-risk rooms like kitchens—is often the standard. However, larger or more complex Victorian conversions in Clevedon may require a more sophisticated Grade A system with a central control panel. The firm we put you in touch with will advise on the specific requirements for your building.
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 withstand fire for 30 minutes, and should be fitted with self-closing devices and intumescent strips. The assessor will check the condition of these doors, so that there are no excessive gaps and that the frames are compatible. This is a critical part of the assessment, as bedroom doors are a primary line of defence in a fire.
How often does a licensed HMO need one?
While the law does not specify a strict expiry date, a fire risk assessment is a living document that must be kept up to date. For licensed HMOs, it is standard practice to review the assessment annually or whenever there is a significant change to the building’s layout or occupancy. Local authorities often require a current assessment as part of the five-year licensing renewal process, but more frequent reviews are recommended to ensure ongoing compliance and safety.
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 check for a valid fire risk assessment, service records for alarms and emergency lighting, and the physical state of fire doors and escape routes. They use the Housing Health and Safety Rating System (HHSRS) to identify hazards. If the property is found to be unsafe, they can issue improvement notices or take enforcement action, including fines.
How much will the assessment cost me?
A typical HMO fire risk assessment in Clevedon costs between £160 to £420. The final price is determined by the firm we pass your enquiry to, based on factors like the number of storeys, the number of letting rooms, and whether the property has a complex layout. Larger Victorian buildings or care homes generally sit at the higher end of this range due to the time required to inspect all areas and document the findings.
Who carries out the site visit?
We are an enquiry service, not a firm of assessors, so we do not attend your property. Once you submit your details, we pass them to a local fire safety company. A qualified professional from that specific firm will then contact you to provide a quote and, if you choose to proceed, they will visit your property in Clevedon to conduct the assessment. You will receive your report directly from them and pay them for their services.
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.