BS31 · Keynsham
HMO Fire Risk Assessment
in Keynsham
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 – £440 per property
Guide price only. The firm we pass your enquiry to sets its own price once it knows the building.
Managing a multi-occupied property requires a clear understanding of safety obligations, particularly regarding an HMO fire risk assessment in Keynsham. The town presents a diverse range of residential and commercial stock, from the traditional retail units along the high street to the modern riverside developments situated on the former chocolate factory site. Within the BS31 postcode district, fire safety requirements apply to various configurations, including professional house-shares, student accommodation, and apartments converted from older structures. Whether you manage a small terrace or a unit near the local business park, the responsibility to ensure the safety of tenants remains with the duty holder. We operate as an enquiry service that connects landlords and managers with local providers who understand the specific challenges of the Somerset area. A HMO fire risk assessment in Keynsham typically costs £160 to £440 per property, though the final figure depends entirely on the size and complexity of the building. The firm we pass your enquiry to will provide a specific quote based on your property details. By using this service, you ensure that a local specialist reviews your premises to help you meet your statutory obligations.
What the assessment covers
The fire risk assessment is a comprehensive review of the property to identify potential hazards and evaluate the safety of the occupants. The company we put you in touch with will examine several factors that influence both the scope of the work and the eventual cost. The number of storeys and the total number of bedrooms are primary considerations, as larger buildings naturally require more time to inspect. The assessor will also check whether the property is currently licensed or falls under mandatory licensing criteria, as this often dictates higher safety standards.
Technical aspects of the building are also scrutinised. This includes the existing fire alarm grade and its coverage throughout the property. The condition of fire doors—both those leading to individual bedrooms and those protecting the primary escape route—is a critical element of the survey. The layout of the property is another significant factor; a simple shared house with a communal kitchen has different risk profiles compared to a building converted into fully self-contained flats. The assessor who contacts you will look at these variables to ensure the resulting report is accurate and tailored to the specific structure of your building.
How the enquiry works
We act solely as an enquiry service to help you find a local provider. The process follows four straightforward steps:
- You send the details of your property and your requirements through our contact form.
- We pass these details to a local fire safety firm that covers the Keynsham area.
- That firm contacts you directly to discuss the property and provide a formal quote.
- You deal with the firm directly to book the assessment and arrange payment.
It is important to note that we are not the ones doing the work; we do not attend the site or carry out the assessments ourselves.
The legal position for HMO landlords
Fire safety in multi-occupied properties is governed by several pieces of legislation. The Regulatory Reform (Fire Safety) Order 2005 is the primary regulation covering the common parts of an HMO, such as hallways, landings, and shared kitchens. In addition to this, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) are enforced by the local housing authority to ensure residential premises are fit for habitation. When assessing a property, the company we put you in touch with will typically refer to the LACORS national fire safety guidance for existing housing, which provides a framework for what is considered reasonable and necessary in different types of HMOs.
Technical standards are also applied, specifically BS 5839-6, which deals with fire detection and alarm systems. In a standard shared house, this is commonly interpreted as a Grade D LD2 system, though requirements can vary. As a landlord or manager, you must hold a current fire risk assessment. This is a mandatory condition for HMO licensing, and failure to comply can lead to the local authority serving improvement or prohibition notices. The penalties for non-compliance are severe, including unlimited fines and banning orders. In Keynsham, enforcement sits with the local fire and rescue service or the local authority, depending on the specific nature of the breach. Please note that this page provides general information only and does not constitute legal advice for a specific building. The assessment must be carried out by a competent person to be considered valid under the law.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you manage a property where three or more people from more than one household share facilities, you are legally required to have a fire risk assessment. This applies to both licensed and unlicensed HMOs under the Regulatory Reform (Fire Safety) Order 2005. The assessment ensures that the common parts of the building are safe for all residents and that fire hazards are identified and managed correctly by the duty holder.
What alarm grade does an HMO need?
The required alarm grade usually depends on the size and layout of the property. For most standard shared houses, the guidance in BS 5839-6 suggests a Grade D LD2 system, which involves mains-powered, interlinked smoke and heat detectors in high-risk areas and escape routes. However, larger or more complex buildings may require a more sophisticated Grade A system with a central control panel. The firm we put you in touch with will confirm the requirements for your specific building.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors are required to be fire-resisting, typically rated to FD30S standards, meaning they provide 30 minutes of fire resistance and include smoke seals. These doors protect the escape route if a fire starts inside a tenant's room. The assessor who contacts you will inspect the condition of these doors, including the frames, self-closing devices, and hinges, to ensure they meet the necessary safety standards for your property type.
How often does a licensed HMO need a fire risk assessment?
There is no fixed expiry date written in law, but the assessment must be 'suitable and sufficient' and kept up to date. For a licensed HMO, the local authority generally expects the assessment to be reviewed annually or whenever there is a significant change to the building or the way it is used. Keeping the assessment current is a key part of your licensing conditions and helps demonstrate that you are actively managing fire risks.
What does the council actually check during an inspection?
The local housing authority will check that you have a valid fire risk assessment and that you have acted on any recommendations within it. They will look at the physical fire safety measures, such as the presence of fire doors, the functionality of the alarm system, and the clearance of escape routes. They also verify that you have proper maintenance records for emergency lighting and extinguishers. Failure to produce these documents can result in enforcement action or fines.
How much will the assessment cost me?
A HMO fire risk assessment in Keynsham typically costs £160 to £440 per property. The specific price is determined by the local firm we pass your enquiry to, based on the number of rooms, the number of storeys, and the complexity of the building's layout. We are an enquiry service, not the assessors ourselves, so the final quote will come directly from the specialist company after they have reviewed your property details.
How do I book an assessment through this site?
To begin, you simply fill in your property details on our enquiry form. We then pass this information to a local fire safety firm that operates in the Keynsham area. That company will contact you directly to provide a quote and discuss a suitable time to visit the premises. You will deal with them for all aspects of the work, including the site visit, the delivery of the report, and the final payment.
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.