BS15 · Hanham
HMO Fire Risk Assessment
in Hanham
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
- £150 – £400 per property
Guide price only. The firm we pass your enquiry to sets its own price once it knows the building.
Building owners and landlords managing multi-occupied properties in South Gloucestershire require specific documentation to remain compliant with safety regulations. If you manage a property in this area, obtaining a professional HMO fire risk assessment in Hanham is a necessary step in your management process. The local landscape consists largely of suburban housing, often featuring Victorian or mid-century properties that have been converted into multiple dwellings. Towards the river, the area includes local high streets with pubs and small commercial units that may have residential accommodation situated above them. These diverse building types in the BS15 postcode district—ranging from standard shared houses to flats above shops—all fall under specific fire safety duties.
The purpose of the assessment is to identify potential hazards and ensure that the occupants of the HMO are adequately protected. A HMO fire risk assessment in Hanham typically costs £150 to £400 per property, though the final figure depends on the specific building and its complexity. This quote will be provided directly by the local firm we pass your enquiry to, as they will need to account for the size and layout of your particular premises.
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 scope of the work and the eventual cost. A primary consideration is the size of the property, including the number of storeys and the total number of bedrooms. They will also look at whether the property is currently licensed or falls under mandatory licensing requirements, as these often carry stricter safety conditions.
The technical evaluation includes checking the existing fire alarm grade and its coverage throughout the building. The condition of fire doors is a critical element, specifically those leading to bedrooms and those protecting the primary escape route. The assessor will also consider the internal layout, noting whether the property functions as a shared house with communal facilities or consists of fully self-contained flats, as the risk profile and required protection levels differ between these two arrangements.
How the enquiry works
Bristol Fire Risk Assessment operates as a dedicated enquiry service to bridge the gap between property owners and local specialists. It is important to understand that we are not the ones doing the work; we do not attend sites or carry out assessments ourselves. The process follows these four steps:
- You send the details of your Hanham property through our enquiry form.
- We pass these details to a local fire safety firm with experience in HMOs.
- That firm contacts you directly to provide a quote based on your building's specifics.
- You deal with the firm directly to book the assessment and handle payment.
The legal position for HMO landlords
Fire safety in multi-occupied domestic premises is governed by two primary 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) provide the framework for safety standards within the individual units and the building as a whole. These are enforced by the local housing authority, while the local fire and rescue service may also have enforcement powers regarding the Fire Safety Order.
Guidance for meeting these legal obligations is typically drawn from the LACORS national fire safety guidance for existing housing. For fire detection systems, assessments are normally carried out against BS 5839-6; for a standard shared house, this commonly results in a recommendation for a Grade D LD2 system. An HMO landlord or manager must hold a current fire risk assessment to demonstrate that they have identified and mitigated risks. Mandatory HMO licensing conditions explicitly require this document, and the council has the power to serve improvement or prohibition notices if standards are not met.
Failure to comply with these duties can lead to severe penalties, including unlimited fines and banning orders for landlords. The law requires that the assessment be carried out by a competent person who has the necessary skills and experience to evaluate the risks. Please note that the information on this page is provided for general guidance and does not constitute legal advice for a specific building or situation.
Questions duty holders ask
6 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 in place. This applies to the common parts of the building under the Regulatory Reform (Fire Safety) Order 2005. Whether the property requires a mandatory licence or is a smaller shared house, the duty holder must identify fire hazards and ensure the safety of the tenants. The document provides the evidence that you have considered these risks and implemented necessary safety measures.
What alarm grade does an HMO need?
The required alarm grade depends on the size, layout, and type of occupancy. For a typical shared house, the LACORS guidance and BS 5839-6 often recommend a Grade D LD2 system, which involves mains-powered interlinked smoke detectors in the escape routes and high-risk rooms like kitchens and lounges. However, larger buildings or those converted into self-contained flats may require a more complex Grade A system. The local firm we put you in touch with will assess your specific layout to confirm what is appropriate.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors are required to be fire-resisting to protect the escape route and contain a fire within the room of origin. These doors usually need to be FD30 rated, meaning they provide 30 minutes of fire resistance, and must be fitted with intumescent strips, cold smoke seals, and self-closing devices. The assessor will check the condition of these doors and their frames to ensure they are functional and meet the standards required by the local housing authority.
How often does a licensed HMO need a fire risk assessment?
While the law does not specify a fixed expiry date, a fire risk assessment is a live document that must be kept up to date. For a licensed HMO, it is standard practice to review the assessment annually or whenever there is a significant change to the building, the occupancy, or the fire safety systems. Local authorities often request to see a recent assessment as part of the licence renewal process to ensure that safety standards have not lapsed.
What does the council actually check during an inspection?
The local authority checks for compliance with the Housing Act 2004 and the HHSRS. They look for adequate fire detection, clear and protected escape routes, and proper fire doors. They will also verify that you have a valid fire risk assessment and that any remedial actions identified in it have been completed. If they find deficiencies, they can issue improvement notices. Bristol Fire Risk Assessment is an enquiry service that helps you find a firm to identify these issues before a council inspection occurs.
How much will the assessment cost for my property in Hanham?
A HMO fire risk assessment in Hanham typically costs £150 to £400 per property. This range accounts for the difference between a small three-bedroom shared house and a larger multi-storey building or a block of flats. The final price is determined by the local firm that contacts you, as they will evaluate the complexity of your specific premises. We act as an enquiry service to connect you with these specialists, and you will receive your quote directly from them.
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.