BS34 · Filton
HMO Fire Risk Assessment
in Filton
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 shared property requires a clear understanding of safety obligations, particularly regarding an HMO fire risk assessment in Filton. This area is defined by its unique mix of infrastructure, including major aerospace and engineering works, vast hangars, and large office campuses situated on the former airfield. Surrounding these commercial hubs is a dense landscape of interwar and postwar housing, alongside a local college. Many of these residential properties within the BS34 postcode district have been converted into Houses in Multiple Occupation to support the local workforce and student population. Whether a property is a traditional shared house or a building converted into self-contained flats, the duty holder must ensure a professional assessment is in place to protect tenants and the asset. A HMO fire risk assessment in Filton typically costs £160 to £420 per property. This figure is a general guide and the final cost depends entirely on the specific building; the actual quote will be provided directly by the local firm we pass your enquiry to. By using this service, you can be put in contact with a provider familiar with the housing stock and local authority expectations in this part of South Gloucestershire.
What the assessment covers
The assessment provided by the local firm will be a comprehensive review of the fire safety measures currently in place within the property. Several factors influence the depth of the survey and the eventual cost. The number of storeys and the total number of bedrooms are primary considerations, as larger buildings present more complex escape requirements. The firm will also check whether the property is currently licensed or falls under mandatory licensing criteria, as this often dictates specific safety standards.
The assessor who contacts you 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 building is a significant factor; a simple shared house with a single kitchen usually requires a different approach compared to a building divided into fully self-contained flats. The final report will identify potential hazards and provide a prioritised action plan to address any deficiencies in the fire compartmentation or detection systems.
How the enquiry works
Bristol Fire Risk Assessment acts as a bridge between building owners and professional service providers. 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 Filton area.
- That firm contacts you directly to discuss the property and provide a specific quote.
- You deal with the firm directly to book the site visit and receive your report.
It is important to note that we are an enquiry service and not the ones carrying out the work. We do not attend your site or produce the assessment ourselves; we simply facilitate the connection with a local contractor who does.
The legal position for HMO landlords
Fire safety in multi-occupied domestic premises is governed by two main pieces of legislation. The Regulatory Reform (Fire Safety) Order 2005 applies to the common parts of an HMO, such as hallways, landings, and shared kitchens. Additionally, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) allow the local housing authority to inspect properties for fire hazards. Guidance for these buildings is usually drawn from the LACORS national fire safety guidance for existing housing, and fire detection systems are typically assessed against BS 5839-6. For a standard shared house, this is commonly expected to be a Grade D LD2 system.
As a landlord or manager, you have a legal duty to hold a current fire risk assessment. If your property requires a mandatory HMO licence, the local authority will make a valid assessment a condition of that licence. Failure to comply can lead to the council serving improvement or prohibition notices. The penalties for non-compliance are severe, including unlimited fines and the possibility of banning orders for repeat offenders. Enforcement in Filton is carried out by the local fire and rescue service or the local authority, depending on the specific nature of the building and the breach. 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 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 property where three or more tenants from more than one household share facilities, you are legally required to have a fire risk assessment. 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 duty to ensure the premises are safe for residents remains.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property, but most 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 is appropriate for the building type.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors must be fire-resisting to protect the escape route if a fire starts inside a tenant's room. These doors are typically expected to be FD30S rated, meaning they provide 30 minutes of fire resistance and include smoke seals. The assessor will check the condition of these doors, so that they are fitted with self-closing devices and that the frames and hinges are in good repair.
How often does a licensed HMO need one?
While the law states that a fire risk assessment must be reviewed regularly, many local authorities and insurance providers expect a new assessment every twelve months for higher-risk licensed HMOs. It must also be reviewed if there are significant changes to the building layout, the number of tenants, or if a fire-related incident occurs. Keeping an up-to-date document is essential for maintaining your HMO licence conditions.
What does the council actually check?
When the local authority or the fire service inspects a Filton HMO, they look for a valid fire risk assessment and evidence that any recommended works have been completed. They will check that escape routes are clear, fire doors function correctly, and that the fire alarm and emergency lighting have been tested. They may also use the Housing Health and Safety Rating System to identify any 'Category 1' hazards that require immediate rectification.
How much will the assessment cost me?
A HMO fire risk assessment in Filton typically costs £160 to £420 per property. This range accounts for the differences between small three-bedroom shared houses and larger Victorian conversions or purpose-built blocks. The exact price is determined by the local firm based on the complexity of the building. You will receive a transparent quote directly from the contractor after we pass on your enquiry details.
Who is responsible for carrying out the assessment?
As an enquiry service, Bristol Fire Risk Assessment does not carry out the site visit or write the report. We are not a consultancy or a firm of assessors. Our role is to take your property details and pass them to a local fire safety company. That company is responsible for the accuracy of the assessment and for so that their staff are competent to perform the work in accordance with current UK legislation.
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.