BS6 · Cotham
HMO Fire Risk Assessment
in Cotham
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
- £170 – £460 per property
Guide price only. The firm we pass your enquiry to sets its own price once it knows the building.
For duty holders in Cotham, understanding the requirements for an HMO fire risk assessment is an important part of property management. Cotham in the BS6 postcode district is characterised by its large Victorian villas, many of which have been heavily converted into flats or shared student houses. These types of properties, along with some of the small parades and medical and dental premises in the area, often fall under the definition of a House in Multiple Occupation (HMO) and therefore require a fire risk assessment. This assessment is a legal requirement designed to identify potential fire hazards and recommend measures to reduce the risk to occupants. It is a critical step in so that the safety of residents and compliance with fire safety legislation. A HMO fire risk assessment in Cotham typically costs £170 to £460 per property. This figure depends on the specific characteristics of the building, and the precise quote will be provided by the local firm we connect you with. Our service helps connect you with a qualified local fire safety firm that can carry out this essential work.
What the Work Covers
A fire risk assessment for an HMO involves a thorough examination of the property to identify fire hazards and assess the risks to people. The scope of the work and, consequently, the price, are influenced by several factors. These include the number of storeys and bedrooms within the property, which directly impacts the complexity of the assessment. Whether the property is licensed or mandatory-licensable also plays a role, as licensed HMOs often have specific conditions that need to be addressed. The assessor will evaluate the existing fire alarm system, considering its grade and coverage throughout the property. The condition of fire doors to bedrooms and along the escape route is a significant safety factor that will be carefully checked. Finally, the layout of the property – whether it operates as a shared house with communal areas or comprises fully self-contained flats – will dictate the approach to the assessment.
How the Enquiry Works
- You send us your details: You provide us with information about your HMO property in Cotham and your specific needs.
- We pass them to a local firm: We forward your enquiry to a local fire safety firm that is experienced in conducting HMO fire risk assessments in your area.
- That firm contacts you with a quote: The chosen firm will get in touch with you directly to discuss your requirements in more detail and provide a tailored quote for the assessment.
- You deal with them directly: From this point onwards, all communication, scheduling, and payment will be handled directly between you and the local fire safety firm. We are an enquiry service and do not carry out the assessments ourselves.
The Legal Position
The legal framework for fire safety in HMOs is primarily governed by two key pieces of legislation. The Regulatory Reform (Fire Safety) Order 2005 places a duty on the responsible person (typically the landlord or manager) to carry out a fire risk assessment for the common parts of an HMO. This assessment must be suitable and sufficient and regularly reviewed. In addition, the Housing Act 2004, enforced by the local housing authority, introduces the Housing Health and Safety Rating System (HHSRS), which includes fire safety as a significant hazard.
An HMO landlord or manager must hold a current fire risk assessment. For mandatory HMO licensing, this is often a condition of the licence, and failure to comply can lead to serious consequences. The local authority has powers to serve improvement notices or even prohibition notices if fire safety standards are not met. Penalties for non-compliance can include unlimited fines and banning orders, preventing individuals from operating HMOs.
Guidance for fire safety in existing housing, including HMOs, is often drawn from the LACORS national fire safety guidance. Furthermore, fire alarm systems are typically assessed against BS 5839-6, with Grade D LD2 being a common recommendation for shared houses. It is essential that the fire risk assessment is carried out by a competent person, possessing the necessary skills, knowledge, and experience. This page provides general information and should not be considered specific advice for any particular building. Enforcement in Cotham, as with other areas, sits with the local fire and rescue service or the local authority, depending on the specific aspect of fire safety being addressed.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if your property in Cotham is classified as a House in Multiple Occupation (HMO), it legally requires a fire risk assessment. This is mandated by the Regulatory Reform (Fire Safety) Order 2005 for the common parts of the building. The assessment identifies fire hazards and assesses risks to occupants, so that appropriate safety measures are in place.
What alarm grade does an HMO need?
The required fire alarm grade for an HMO depends on various factors, including the property's size, layout, and licensing conditions. However, for a typical shared house HMO, BS 5839-6 commonly recommends a Grade D LD2 system. A competent assessor will determine the appropriate grade during the fire risk assessment.
Do bedroom doors have to be fire doors?
Whether bedroom doors in an HMO need to be fire doors depends on the specific layout, the number of storeys, and the overall fire strategy for the building. In many HMOs, particularly those with shared escape routes, fire doors to bedrooms are a critical component of so that safe escape for occupants. The fire risk assessment will specify this requirement.
How often does a licensed HMO need one?
A fire risk assessment for a licensed HMO should be reviewed regularly. While there isn't a fixed statutory period, it's generally recommended to review it at least annually, or whenever there are significant changes to the property, its use, or the occupants. The assessor will advise on the appropriate review frequency.
What does the council actually check?
When inspecting an HMO, the local council, under the Housing Act 2004 and the Housing Health and Safety Rating System, will check for a current and suitable fire risk assessment. They will also verify that the recommended fire safety measures, such as fire alarms, fire doors, and escape routes, are properly implemented and maintained.
What is the typical cost for an HMO fire risk assessment in Cotham?
A HMO fire risk assessment in Cotham typically costs between £170 and £460 per property. The exact price will depend on factors like the building's size, complexity, and specific features. The local firm we connect you with will provide a precise quote based on your property's details.
Are you the company that will carry out the assessment?
No, Bristol Fire Risk Assessment is an enquiry service. We do not carry out fire risk assessments ourselves. Instead, we connect duty holders like yourself with local, qualified fire safety firms in the Cotham area who are experienced in conducting HMO fire risk assessments. The chosen firm will contact you directly to provide a quote and perform the work.
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.