BS10 · Henbury
HMO Fire Risk Assessment
in Henbury
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.
If you manage or own an HMO (House in Multiple Occupation) in Henbury, you are legally required to have a current fire risk assessment for the property. An HMO fire risk assessment in Henbury helps ensure the safety of your tenants and compliance with fire safety regulations. The area, with its estate housing around a historic village core and listed buildings, includes many properties in the BS10 postcode district that have been converted into HMOs. These typically include shared houses, student accommodation, and bedsits, all of which fall under specific fire safety legislation due to the increased risks associated with multiple occupants.
The purpose of a fire risk assessment is to identify potential fire hazards and risks to people, and then to recommend appropriate measures to eliminate or reduce those risks. This includes evaluating escape routes, fire detection systems, fire-fighting equipment, and the overall management of fire safety within the building. Undertaking a proper assessment is a crucial step in protecting your tenants and your property. A HMO fire risk assessment in Henbury typically costs £150 to £400 per property. This figure depends on the specific characteristics of the building, and the exact quote will be provided by the local firm we put you in touch with.
What a Fire Risk Assessment Covers
A fire risk assessment for an HMO involves a thorough examination of the property to identify fire hazards and assess the risk to occupants. The assessor will consider various factors that influence the complexity and cost of the assessment, including the number of storeys and bedrooms, whether the property is licensed or mandatory-licensable, and the existing alarm grade and coverage. They will also inspect the condition of fire doors to bedrooms and along the escape route, and determine whether the layout is a shared house or comprises fully self-contained flats. The assessment will detail any deficiencies and provide recommendations for improvement to ensure the safety of the occupants and compliance with relevant legislation.
How the Enquiry Works
- You send the details: You provide us with information about your HMO in Henbury through our enquiry form.
- We pass them to a local firm: We forward your enquiry to a local fire safety firm that specialises in HMO fire risk assessments.
- That firm contacts you with a quote: The firm will contact you directly to discuss your specific needs and provide a tailored quote for the assessment.
- You deal with them directly: You then liaise directly with the chosen firm to schedule and carry out the fire risk assessment. We are an enquiry service, not the assessors ourselves.
The Legal Position
The duty holder for an HMO, typically the landlord or manager, is legally responsible for so that the fire safety of the property. The primary legislation governing common parts of an HMO is the Regulatory Reform (Fire Safety) Order 2005. This Order places a legal duty on the responsible person to carry out a suitable and sufficient fire risk assessment and to implement any necessary fire safety measures.
In addition, the Housing Act 2004 and its associated Housing Health and Safety Rating System (HHSRS) are enforced by the local housing authority and cover fire safety within the individual dwelling units of an HMO. Mandatory HMO licensing conditions specifically require a current fire risk assessment. Failure to comply can result in the local council serving improvement notices or prohibition notices, which can restrict the use of the property. Penalties for non-compliance are significant, including unlimited fines and banning orders for landlords.
Guidance for fire safety in existing housing, particularly HMOs, is often drawn from the LACORS national fire safety guidance. For fire alarm systems, BS 5839-6 is the relevant standard, with Grade D LD2 commonly recommended for shared houses. It is critical 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 considered specific advice for any particular building. Enforcement of fire safety in Henbury is handled by either Avon Fire & Rescue Service or Bristol City Council, depending on the specific nature of the non-compliance.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you are the landlord or manager of an HMO, you are legally required to have a current fire risk assessment. This is mandated by the Regulatory Reform (Fire Safety) Order 2005 and is often a condition of HMO licensing under the Housing Act 2004. The assessment identifies fire hazards and risks to ensure the safety of your tenants.
What alarm grade does an HMO need?
The required fire alarm grade for an HMO typically depends on the property's size, layout, and occupancy. For many shared houses, the guidance often points towards a Grade D LD2 system, as per BS 5839-6. A competent fire risk assessor will determine the appropriate grade for your specific property during the assessment.
Do bedroom doors have to be fire doors?
In many HMOs, particularly those with a higher risk profile or specific licensing conditions, bedroom doors are required to be fire doors. This helps contain a fire within a room, protecting escape routes and providing tenants with more time to evacuate safely. The fire risk assessment will specify if this is necessary for your property.
How often does a licensed HMO need one?
A fire risk assessment should be reviewed regularly and whenever there are significant changes to the property or its occupancy. While there's no fixed legal period, it's common practice for licensed HMOs to have their fire risk assessment reviewed annually, or at least every two to three years, to ensure it remains current and effective.
What does the council actually check?
When inspecting an HMO, the council, often through its housing officers, will check for a current and suitable fire risk assessment. They will also look at the implementation of its recommendations, including the condition of fire doors, the functionality of the fire alarm system, and the clarity of escape routes. They assess compliance with the Housing Health and Safety Rating System.
What is the typical cost for an HMO fire risk assessment?
A HMO fire risk assessment in Henbury typically costs £150 to £400 per property. This price can vary depending on factors such as the size and complexity of the building, the number of occupants, and any specific requirements. The local firm we connect you with will provide a precise quote tailored to your property.
Are you the people who will do the assessment?
No, Bristol Fire Risk Assessment is an enquiry service. We do not carry out the assessments ourselves. Our role is to connect you with a local, fire safety firm that specialises in HMO fire risk assessments. That firm will then contact you directly to discuss your needs and provide a quote 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.