BS8 · Clifton
HMO Fire Risk Assessment
in Clifton
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.
If you own or manage a multi-occupied property in Clifton, you likely need an HMO fire risk assessment in Clifton. This is particularly true for the listed Georgian terraces and crescents that are widely converted into flats, professional offices and hotels throughout the BS8 postcode district. These types of properties, often housing multiple unrelated households, typically require a fire risk assessment to ensure the safety of residents. Even independent shops on Whiteladies Road or university buildings nearby that incorporate residential units may fall under HMO regulations. A fire risk assessment identifies potential fire hazards and outlines necessary safety measures. A HMO fire risk assessment in Clifton typically costs £180 to £480 per property. This figure depends on the specific building and the complexity of its layout. The exact quote will come directly from the fire safety firm we put you in touch with after you submit your enquiry. This assessment is a legal requirement for many such properties, so that a safe environment for all occupants.
What the work covers
A fire risk assessment for an HMO involves a thorough examination of the property to identify fire hazards and risks to people. The assessor who contacts you will consider various factors that influence both the scope of the assessment and its cost. These include the number of storeys and bedrooms within the property, whether the property is licensed as an HMO or is mandatory-licensable, and the existing fire alarm grade and coverage. The condition of fire doors to bedrooms and along the escape route is also a critical element of the assessment. The assessor will also take into account whether the layout is a shared house with communal facilities or comprises fully self-contained flats, as each presents different fire safety considerations. The assessment will result in a report outlining findings and recommending actions to mitigate identified risks and ensure compliance with fire safety legislation.
How the enquiry works
- You send us the details of your property and your requirements through our enquiry form.
- We pass these details to a local fire safety firm that is suitable for your needs.
- That firm will contact you directly to discuss your requirements and provide a quote for the work.
- You deal directly with the fire safety firm for the assessment and any subsequent work. We are an enquiry service and do not carry out the assessments ourselves.
The legal position
As the duty holder for an HMO, you are legally responsible for fire safety within the property. The primary legislation governing fire safety in the common parts of an HMO is the Regulatory Reform (Fire Safety) Order 2005. This Order places a duty on you to carry out a fire risk assessment and implement any necessary fire safety measures. Beyond this, the Housing Act 2004, enforced by the local housing authority, also has significant implications for fire safety in HMOs through the Housing Health and Safety Rating System. This system assesses potential hazards, including fire, within residential properties.
Guidance such as the LACORS national fire safety guidance for existing housing, along with British Standard BS 5839-6 (which often recommends Grade D LD2 for a shared house), provides a framework for how fire safety measures should be implemented and maintained. An HMO landlord or manager must hold a current fire risk assessment. Mandatory HMO licensing conditions often require this, and the council can serve improvement or prohibition notices if fire safety standards are not met. Penalties for non-compliance can include unlimited fines and banning orders, underscoring the seriousness of these obligations.
It is crucial that the fire risk assessment is carried out by a competent person who has sufficient training, experience, and knowledge. This page provides general information and should not be taken as advice on a specific building. Enforcement of these regulations in Clifton sits with the local fire and rescue service or the local authority, as appropriate to the specific breach or hazard.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Most multi-occupied residential properties, including shared houses and blocks of flats, require a fire risk assessment for their common areas. If your property is an HMO, whether licensed or not, you are legally obligated to have one. This assessment identifies fire hazards and risks to ensure the safety of all occupants.
What alarm grade does an HMO need?
The required fire alarm grade for an HMO depends on factors like the property's size, layout, and number of occupants. While a common recommendation for shared houses is Grade D LD2, the specific grade will be determined by the fire risk assessment carried out by the firm we put you in touch with.
Do bedroom doors have to be fire doors?
In many HMOs, particularly those with multiple storeys or a higher number of occupants, bedroom doors are required to be fire doors. This is to provide a protected escape route for residents. The fire risk assessment will specify whether fire doors are needed for individual bedrooms in your property.
How often does a licensed HMO need one?
A licensed HMO requires a fire risk assessment to be reviewed regularly, typically annually, or whenever there are significant changes to the property or its occupancy. Even if no changes occur, it is good practice to review the assessment at least every year to ensure it remains current.
What does the council actually check?
When inspecting an HMO, the council, as the local housing authority, will check for a valid and current fire risk assessment. They will also assess the implementation of its recommendations, including fire alarm systems, fire doors, escape routes, and fire safety management procedures, under the Housing Health and Safety Rating System.
How much does an HMO fire risk assessment cost?
The cost of an HMO fire risk assessment typically ranges from £180 to £480 per property. This price varies depending on the size and complexity of the building, including the number of rooms and floors. The exact quote will be provided by the local firm we connect you with.
Are you the assessor who will visit my property?
No, we are an enquiry service that connects duty holders with local fire safety firms. When you submit your details, we pass them to a suitable firm in your area. That firm will then contact you directly to discuss your specific needs, provide a quote, and carry out the fire risk assessment.
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.